64 Vine St · North East, PA 16428

$209,000

4 bd · 2.5 ba · 1,952 sqft · MultiFamily public records · 33 Days on market

Built 1900 0.27 ac lot

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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).

• Cash flow +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Schools +4.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Long term tenant, 30+ years on 2nd floor 1bedroom unit, several years for the rear unit. The 2 bedroom is a new tenant. Lot is 83 frontage by 145 depth and 83 rear. 2 of the tenants have and own window air conditioners.

Key facts

• 0.27 acre lot
• 4 parking spots
• Built 1900

Property features AI

Finance

• Financial info: Existing rents: $675 (2-bed unit), $450 (1-bed unit), $350 (1-bed unit)

Exterior

• Parking: Total of 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property (multi-family); Two-story building
• Construction: Aluminum siding; Composition roof
• Exterior features: Landscaped, level lot; Paved road access

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Two-bedroom unit (basement); One-bedroom unit; One-bedroom unit
• Bathrooms: One bathroom in the two-bedroom unit; One bathroom in each one-bedroom unit
• Heating & cooling: Heating present; No central cooling
• Interior features: Basement tenant area with separate laundry; Range/oven and refrigerator included in units
• Laundry & utility: Laundry in basement tenant area

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $209k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.3% in North East — 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 88/100 on livability (#42 in PA, #233 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+.
• North East SD (town): math 47% / reading 69% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $209k implies a 465% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.04% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-12,929
• Equity at exit: $31,163

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $15,700
• Equity at exit: $18,071

Cash invested: $58,520 (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 16428

• Home prices YoY: -26.0%
• Active inventory: 61
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $329

Break-even live

Break-even rent $1,759

Max offer price $209,000

Occupancy floor 80%

Sensitivity live

Price	-10% $447	-5% $388	+0% $329	+5% $270	+10% $210
Rent	-10% $157	-5% $243	+0% $329	+5% $415	+10% $501
Rate	-1.0pp $434	-0.5pp $382	base $329	+0.5pp $275	+1.0pp $220

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$900
1× unit	2	1	$1,275
Total (2 units)			$2,175

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 N Pearl St North East, PA	1.0–3.0	1.0–1.5	1125	$1,650	$1.47	44d	2	0.57mi

Listing history 17 events

1. 2026-06-21
   days on market $209,000 Active 33 DOM
2. 2026-06-18
   days on market $209,000 Active 31 DOM
3. 2026-06-17
   days on market $209,000 Active 30 DOM
4. 2026-06-16
   days on market $209,000 Active 29 DOM
5. 2026-06-15
   days on market $209,000 Active 28 DOM
6. 2026-06-13
   days on market $209,000 Active 26 DOM
7. 2026-06-12
   days on market $209,000 Active 25 DOM
8. 2026-06-09
   days on market $209,000 Active 22 DOM
9. 2026-06-08
   days on market $209,000 Active 21 DOM
10. 2026-06-08
    days on market $209,000 Active 20 DOM
11. 2026-06-07
    days on market $209,000 Active 19 DOM
12. 2026-06-04
    days on market $209,000 Active 16 DOM
13. 2026-06-02
    days on market $209,000 Active 15 DOM
14. 2026-06-01
    days on market $209,000 Active 14 DOM
15. 2026-05-31
    days on market $209,000 Active 13 DOM
16. 2026-05-18
    listed $209,000 Active
17. 1977-12-28
    soldstatus $37,000

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $2,889 · $241/mo
• Expected delta: +$413/yr (+$34/mo · 16.7%)

ⓘ 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 ≥90°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: $26,100
• − Mortgage interest: −$11,707
• − Property taxes: −$2,477
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$6,080
• Taxable income: $615
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $3,797/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: North East SD
• NCES district ID: 4217160
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $48,844
• Composite: 49.22/100
• National rank: #2037
• State rank: #88 of 539 in PA

Livability — North East

• Score: 88/100
• State rank: #42
• US rank: #233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North East, PA
• Population (ZIP): 12,508

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1% Spanish 1%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.46%
• Current HPI: 257.9847
• 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

+464.9% since first listed

2 events — show timeline

• 2026-05-18 Listed $209,000 GEBOR
• 1977-12-28 Sold (Public Records) $37,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $2,477 · +2.9% YoY. Source: county tax records.