6528 Mccracken Rd · Cochranton, PA 16314

$150,000

2 bd · 1.0 ba · 1,368 sqft · SingleFamily · 293 Days on market

0.66 ac lot $110/sqft · 12% below area Est $171k · 12% under

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Why this score? — see what drove the C- 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).

• ARV discount +12.9/15.0
• Cash flow +12.8/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

THIS 1.5 -STORY HOME OFFERS BOTH CHARACTER AND FUNCTIONALITY ON A GENEROUS . 65 ACRE LOT. THE PROPERTY WELCOME YOU WITH A PRACTICAL MUDROOM ENTRY THAT FLOWS DIRECTLY INTO THE KITCHEN, MAKING IT EASY TO MANAGE DAILY COMINGS AND GOINGS. THE KITCHEN CONNECTS SEAMLESSLY TO THE REST OF THE HOME. THE MAIN FLOOR FEATURES TWO COMFORTABLE BEDROOMS AND A FULL BATH FOR CONVENIENT SINGLE LEVEL LIVING. THE LARGE LIVING ROOM PROVIDES ACCESS TO THE FRONT SCREENED PORCH THAT SPANS THE FRONT TO THE HOME. UPSTAIRS LOFT AREA CAN BE SPACE FOR HOME OFFICE, STUDIO. IT IS CURRENTLY BEING USED A THE PRIMARY BEDROOM. THE KITCHEN PROVIDES ACCESS TO THE 2 CAR GARAGE AND LEAN TO WHICH IS COVERED.

Key facts

• Upstairs loft area
• Screened porch
• 2 car garage

Tags

• MUDROOM ENTRY
• SCREENED PORCH
• UPSTAIRS LOFT AREA
• 2 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-14 ($-170/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (25.7% below list).
• Recommended offer: $111k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#251 in PA, #2,194 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-, health & safety C-, amenities F.
• Crawford Central SD (town): math 28% / reading 51% proficiency, ranked #367 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,439 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $170,579
• List price: $150,000
• Delta: -12.06%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $80,721
• Equity at exit: $135,132

10-year hold

• IRR: 21.3%
• Equity multiple: 6.67×
• Total profit: $238,280
• Equity at exit: $291,417

Cash invested: $42,000 (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 16314

• Home prices YoY: 3.7%
• Active inventory: 13
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-14

Break-even live

Break-even rent $1,132

Max offer price $147,497

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $150,000 Active 293 DOM
2. 2026-06-18
   days on market $150,000 Active 292 DOM
3. 2026-06-17
   days on market $150,000 Active 291 DOM
4. 2026-06-16
   days on market $150,000 Active 290 DOM
5. 2026-06-15
   days on market $150,000 Active 289 DOM
6. 2026-06-14
   days on market $150,000 Active 287 DOM
7. 2026-06-12
   pricedays on market $150,000 Active 286 DOM
8. 2026-06-09
   days on market $155,000 Active 283 DOM
9. 2026-06-08
   days on market $155,000 Active 282 DOM
10. 2026-06-07
    days on market $155,000 Active 281 DOM
11. 2026-06-07
    days on market $155,000 Active 280 DOM
12. 2026-06-02
    days on market $155,000 Active 276 DOM
13. 2026-06-01
    days on market $155,000 Active 275 DOM
14. 2026-05-31
    days on market $155,000 Active 274 DOM
15. 2026-05-30
    days on market $155,000 Active 273 DOM
16. 2026-03-24
    price $155,000 678-char remark

    Show marketing remark (678 chars)

    THIS 1.5 -STORY HOME OFFERS BOTH CHARACTER AND FUNCTIONALITY ON A GENEROUS . 65 ACRE LOT. THE PROPERTY WELCOME YOU WITH A PRACTICAL MUDROOM ENTRY THAT FLOWS DIRECTLY INTO THE KITCHEN, MAKING IT EASY TO MANAGE DAILY COMINGS AND GOINGS. THE KITCHEN CONNECTS SEAMLESSLY TO THE REST OF THE HOME. THE MAIN FLOOR FEATURES TWO COMFORTABLE BEDROOMS AND A FULL BATH FOR CONVENIENT SINGLE LEVEL LIVING. THE LARGE LIVING ROOM PROVIDES ACCESS TO THE FRONT SCREENED PORCH THAT SPANS THE FRONT TO THE HOME. UPSTAIRS LOFT AREA CAN BE SPACE FOR HOME OFFICE, STUDIO. IT IS CURRENTLY BEING USED A THE PRIMARY BEDROOM. THE KITCHEN PROVIDES ACCESS TO THE 2 CAR GARAGE AND LEAN TO WHICH IS COVERED.

17. 2025-12-19
    price $145,000 678-char remark

    Show marketing remark (678 chars)

    THIS 1.5 -STORY HOME OFFERS BOTH CHARACTER AND FUNCTIONALITY ON A GENEROUS . 65 ACRE LOT. THE PROPERTY WELCOME YOU WITH A PRACTICAL MUDROOM ENTRY THAT FLOWS DIRECTLY INTO THE KITCHEN, MAKING IT EASY TO MANAGE DAILY COMINGS AND GOINGS. THE KITCHEN CONNECTS SEAMLESSLY TO THE REST OF THE HOME. THE MAIN FLOOR FEATURES TWO COMFORTABLE BEDROOMS AND A FULL BATH FOR CONVENIENT SINGLE LEVEL LIVING. THE LARGE LIVING ROOM PROVIDES ACCESS TO THE FRONT SCREENED PORCH THAT SPANS THE FRONT TO THE HOME. UPSTAIRS LOFT AREA CAN BE SPACE FOR HOME OFFICE, STUDIO. IT IS CURRENTLY BEING USED A THE PRIMARY BEDROOM. THE KITCHEN PROVIDES ACCESS TO THE 2 CAR GARAGE AND LEAN TO WHICH IS COVERED.

18. 2025-10-15
    price $150,000 678-char remark

    Show marketing remark (678 chars)

    THIS 1.5 -STORY HOME OFFERS BOTH CHARACTER AND FUNCTIONALITY ON A GENEROUS . 65 ACRE LOT. THE PROPERTY WELCOME YOU WITH A PRACTICAL MUDROOM ENTRY THAT FLOWS DIRECTLY INTO THE KITCHEN, MAKING IT EASY TO MANAGE DAILY COMINGS AND GOINGS. THE KITCHEN CONNECTS SEAMLESSLY TO THE REST OF THE HOME. THE MAIN FLOOR FEATURES TWO COMFORTABLE BEDROOMS AND A FULL BATH FOR CONVENIENT SINGLE LEVEL LIVING. THE LARGE LIVING ROOM PROVIDES ACCESS TO THE FRONT SCREENED PORCH THAT SPANS THE FRONT TO THE HOME. UPSTAIRS LOFT AREA CAN BE SPACE FOR HOME OFFICE, STUDIO. IT IS CURRENTLY BEING USED A THE PRIMARY BEDROOM. THE KITCHEN PROVIDES ACCESS TO THE 2 CAR GARAGE AND LEAN TO WHICH IS COVERED.

19. 2025-09-26
    price $155,000 678-char remark

    Show marketing remark (678 chars)

    THIS 1.5 -STORY HOME OFFERS BOTH CHARACTER AND FUNCTIONALITY ON A GENEROUS . 65 ACRE LOT. THE PROPERTY WELCOME YOU WITH A PRACTICAL MUDROOM ENTRY THAT FLOWS DIRECTLY INTO THE KITCHEN, MAKING IT EASY TO MANAGE DAILY COMINGS AND GOINGS. THE KITCHEN CONNECTS SEAMLESSLY TO THE REST OF THE HOME. THE MAIN FLOOR FEATURES TWO COMFORTABLE BEDROOMS AND A FULL BATH FOR CONVENIENT SINGLE LEVEL LIVING. THE LARGE LIVING ROOM PROVIDES ACCESS TO THE FRONT SCREENED PORCH THAT SPANS THE FRONT TO THE HOME. UPSTAIRS LOFT AREA CAN BE SPACE FOR HOME OFFICE, STUDIO. IT IS CURRENTLY BEING USED A THE PRIMARY BEDROOM. THE KITCHEN PROVIDES ACCESS TO THE 2 CAR GARAGE AND LEAN TO WHICH IS COVERED.

20. 2025-08-29
    listed $160,000 Active 678-char remark

    Show marketing remark (678 chars)

    THIS 1.5 -STORY HOME OFFERS BOTH CHARACTER AND FUNCTIONALITY ON A GENEROUS . 65 ACRE LOT. THE PROPERTY WELCOME YOU WITH A PRACTICAL MUDROOM ENTRY THAT FLOWS DIRECTLY INTO THE KITCHEN, MAKING IT EASY TO MANAGE DAILY COMINGS AND GOINGS. THE KITCHEN CONNECTS SEAMLESSLY TO THE REST OF THE HOME. THE MAIN FLOOR FEATURES TWO COMFORTABLE BEDROOMS AND A FULL BATH FOR CONVENIENT SINGLE LEVEL LIVING. THE LARGE LIVING ROOM PROVIDES ACCESS TO THE FRONT SCREENED PORCH THAT SPANS THE FRONT TO THE HOME. UPSTAIRS LOFT AREA CAN BE SPACE FOR HOME OFFICE, STUDIO. IT IS CURRENTLY BEING USED A THE PRIMARY BEDROOM. THE KITCHEN PROVIDES ACCESS TO THE 2 CAR GARAGE AND LEAN TO WHICH IS COVERED.

21. 2022-10-05
    soldstatus $149,500

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $545 · $45/mo
• Projected year-2 tax: $1,458 · $121/mo
• Expected delta: +$912/yr (+$76/mo · 167.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,373
• − Mortgage interest: −$8,402
• − Property taxes: −$545
• − Insurance: −$750
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$4,364
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $509/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.

Schools (NCES district)

• District: Crawford Central SD
• NCES district ID: 4207080
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $41,837
• Composite: 33.21/100
• National rank: #5530
• State rank: #367 of 539 in PA

Livability — Cochranton

• Score: 79/100
• State rank: #251
• US rank: #2194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,439

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 81,399 people
• By 2030: 77,977 · -4.2%
• By 2040: 70,659 · -13.2%
• By 2050: 63,841 · -21.6%
• By 2075: 50,198 · -38.3%
• By 2100: 37,898 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -10.4pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+37.2 2016: R+38.5 2012: R+19.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.88%
• Current HPI: 360.0195
• 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

+3.7% since first listed

6 events — show timeline

• 2026-03-24 Price Changed $155,000 GEBOR
• 2025-12-19 Price Changed $145,000 GEBOR
• 2025-10-15 Price Changed $150,000 GEBOR
• 2025-09-26 Price Changed $155,000 GEBOR
• 2025-08-29 Listed $160,000 GEBOR
• 2022-10-05 Sold (Public Records) $149,500 Public Records

Property tax history

-7.0%/yr

Latest (2025): $545 · -3.5% YoY. Source: county tax records.