1800 Center St · Wesleyville, PA 16510

$97,500

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 3 Days on market

Built 1936 5,998 sqft lot Est $122k · 20% 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).

• Cash flow +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect home for a first time homebuyer or small family. Previously used as a successful rental for many years. New carpet throughout. Within close proximity to schools, shopping and bayfront connector.

Key facts

• 5,998 sq ft lot
• Built 1936
• Listed 3 days

Tags

• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Frame construction
• Construction: Built with frame construction; Composition roof
• Exterior features: Patio; Storage shed(s); Level lot

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Gas oven, gas range, and refrigerator; Washer and dryer included; Eight total rooms; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).

Location & tenants

• Location reads 80/100 on livability (#195 in PA, #1,671 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D+, employment D.
• Iroquois SD (suburban): math 39% / reading 55% proficiency, ranked #236 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $674 of loan paydown is wiped out by about $3k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $98k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,500

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.12% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $122,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3622 Main St	0.54mi	3/1.0	1,030 (-1%)	6mo	$131,000	$127	69
1909 Market St	0.10mi	3/1.5	1,160 (+12%)	6mo	$123,000	$106	69
1837 Kay Gie Way	0.29mi	3/1.0	924 (-11%)	5mo	$10,200	$11	64
1203 Priestley Ave	0.39mi	3/1.0	1,142 (+10%)	4mo	$92,000	$81	62
2635 Linwood Ave	0.53mi	3/1.0	967 (-7%)	8mo	$150,000	$155	57
2614 Fairmount Pkwy	0.50mi	4/1.0 (+1)	1,125 (+8%)	3mo	$110,000	$98	56
4139 Bell St	0.44mi	3/1.0	1,152 (+11%)	6mo	$96,000	$83	56
2770 E 28th St	0.70mi	3/1.0	960 (-8%)	5mo	$159,900	$167	50
1063 Priestley Ave	0.44mi	3/1.0	1,186 (+14%)	7mo	$140,000	$118	50
2518 E 26th St	0.71mi	3/1.0	936 (-10%)	2mo	$114,500	$122	49
3705 Main St	0.52mi	3/1.0	1,186 (+14%)	8mo	$114,000	$96	46
2421 Wagner Ave	0.68mi	3/1.5	1,186 (+14%)	4mo	$174,900	$147	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-5,899
• Equity at exit: $14,538

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $7,709
• Equity at exit: $8,430

Cash invested: $27,300 (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 16510

• Home prices YoY: -33.7%
• Active inventory: 76
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $155

Break-even live

Break-even rent $892

Max offer price $97,500

Occupancy floor 81%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Priestley Ave Erie, PA	3.0	1.0	1000	$950	$0.95	43d	1	0.40mi
4400 E Lake Rd Erie, PA	2.0	1.0	825	$1,702	$2.06	43d	9	1.38mi
2526 E 39th St Erie, PA	3.0	1.0	1120	$1,050	$0.94	43d	1	1.47mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $97,500 Pending 3 DOM
2. 2026-06-03
   remarks 202-char remark
3. 2026-06-03
   listed $97,500 Active 1 DOM

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,057
• − Mortgage interest: −$5,462
• − Property taxes: −$1,834
• − Insurance: −$488
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,836
• Taxable income: $349
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,775/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: Iroquois SD
• NCES district ID: 4212210
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $50,338
• Composite: 40.27/100
• National rank: #3766
• State rank: #236 of 539 in PA

Livability — Wesleyville

• Score: 80/100
• State rank: #195
• US rank: #1671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wesleyville, PA
• Population (ZIP): 25,152

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 6% Black 6% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 12% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 8% · Vietnam, India, Canada
• Languages at home: 88% English-only · Arabic 3% Spanish 3% Other Indo-European 2%

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: ▼ -122.36%
• Current HPI: 240.7222
• 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

+545.7% since first listed

3 events — show timeline

• 2026-06-02 Listed $97,500 GEBOR
• 2003-09-02 Sold (Public Records) $54,500 Public Records
• 1990-04-24 Sold (Public Records) $15,100 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,834 · -21.6% YoY. Source: county tax records.