136 N Fraley St · Kane, PA 16735

$148,000

6 bd · 3.0 ba · 30,000 sqft · MultiFamily · 357 Days on market

Built 1900 Fair condition 7,841 sqft lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Appreciation +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Multi-family building WTIH parking lot on main street in Kane, PA! 136 N Fraley St offers 2 storefronts and 3 apartments above with newer furnace and plenty of parking! Endless possibilities for passive rental income while you live in one of the upstairs units and finish the others up! Historically, this building is named the J. T. Kebler City Baker building. Situated across from the United States Postal Service building.

Key facts

• Historically named
• Newer furnace
• 7,841 sq ft lot

Tags

• NEWER FURNACE
• PASSIVE RENTAL INCOME
• HISTORICALLY NAMED
• ACROSS FROM POSTAL SERVICE

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $148k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.6% in Kane — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#901 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Kane Area SD (rural): math 35% / reading 54% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.62%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.09×
• Total profit: $45,022
• Equity at exit: $23,797

10-year hold

• IRR: 33.2%
• Equity multiple: 4.08×
• Total profit: $127,470
• Equity at exit: $15,787

Cash invested: $41,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16735

• Home prices YoY: -1.8%
• Active inventory: 44
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,633 medium
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,057

Break-even live

Break-even rent $1,295

Max offer price $148,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,160	-5% $1,108	+0% $1,057	+5% $1,006	+10% $955
Rent	-10% $849	-5% $953	+0% $1,057	+5% $1,161	+10% $1,265
Rate	-1.0pp $1,132	-0.5pp $1,095	base $1,057	+0.5pp $1,019	+1.0pp $980

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,634
Total (3 units)			$2,633

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $148,000 Active 357 DOM
2. 2026-06-18
   days on market $148,000 Active 356 DOM
3. 2026-06-17
   days on market $148,000 Active 355 DOM
4. 2026-06-16
   days on market $148,000 Active 354 DOM
5. 2026-06-15
   days on market $148,000 Active 353 DOM
6. 2026-06-14
   days on market $148,000 Active 351 DOM
7. 2026-06-12
   days on market $148,000 Active 350 DOM
8. 2026-06-09
   days on market $148,000 Active 347 DOM
9. 2026-06-08
   days on market $148,000 Active 346 DOM
10. 2026-06-07
    days on market $148,000 Active 345 DOM
11. 2026-06-04
    days on market $148,000 Active 341 DOM
12. 2026-06-02
    days on market $148,000 Active 340 DOM
13. 2026-06-01
    days on market $148,000 Active 339 DOM
14. 2026-05-31
    days on market $148,000 Active 338 DOM
15. 2026-05-31
    days on market $148,000 Active 337 DOM
16. 2025-06-27
    listed $148,000 Active 428-char remark

    Show marketing remark (428 chars)

    Multi-family building WTIH parking lot on main street in Kane, PA! 136 N Fraley St offers 2 storefronts and 3 apartments above with newer furnace and plenty of parking! Endless possibilities for passive rental income while you live in one of the upstairs units and finish the others up! Historically, this building is named the J. T. Kebler City Baker building. Situated across from the United States Postal Service building.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,596
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$4,305
• Taxable income: $10,985
• Est. tax owed @ 24.0%: −$2,636
• After-tax cash flow: $10,051/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

A multi-family building with moderate repairs and maintenance needs, offering potential for rental income and value appreciation through cosmetic updates.

Repairs flagged

• Minor exterior paint — Some discoloration
• Minor interior paint — Worn in some areas
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Both painting — Enhances curb appeal and interior aesthetics
• Both landscaping — Improves curb appeal and enhances property value
• Both interior updates — Enhances interior aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Some discoloration	Minor	$500–3,000
interior paint · Worn in some areas	Minor	$500–3,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both painting — Enhances curb appeal and interior aesthetics ↑
• Both landscaping — Improves curb appeal and enhances property value ↑
• Both interior updates — Enhances interior aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kane Area SD
• NCES district ID: 4212660
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $41,784
• Composite: 37.36/100
• National rank: #4434
• State rank: #291 of 539 in PA

Livability — Kane

• Score: 68/100
• State rank: #901
• US rank: #9593

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety D User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kane, PA
• Population (ZIP): 6,465

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 3% Polish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.74%
• Current HPI: 152.8176
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

1 event — show timeline

• 2025-06-27 Listed $148,000 UNYREIS