10638 Franklin Pike · Meadville, PA 16335

$79,900

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 11 Days on market

Built 1923 1.00 ac lot $80/sqft · 52% below area ↓ 11% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

Key facts

• 1 acre lot
• Built 1923
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.3% vs local median 4.9% in Meadville — 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 85/100 on livability (#72 in PA, #502 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment 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: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1923 — 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. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $167,918
• List price: $79,900
• Delta: -52.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10638 Franklin Pike	0.00mi	2/1.0	1,000 (0%)	1mo	$67,000	$67	100
10223 Liberty Ext	0.40mi	2/1.0	919 (-8%)	1mo	$140,000	$152	67
20114 Stauffer Rd	0.58mi	1/1.0 (-1)	882 (-12%)	14mo	$151,996	$172	36

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $8,116
• Equity at exit: $11,913

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $34,165
• Equity at exit: $6,908

Cash invested: $22,372 (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 16335

• Home prices YoY: -9.0%
• Active inventory: 134
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $331

Break-even live

Break-even rent $647

Max offer price $79,900

Occupancy floor 64%

Sensitivity live

Price	-10% $376	-5% $353	+0% $331	+5% $308	+10% $286
Rent	-10% $247	-5% $289	+0% $331	+5% $373	+10% $415
Rate	-1.0pp $371	-0.5pp $351	base $331	+0.5pp $310	+1.0pp $289

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Pine St Meadville, PA	1.0–2.0	1.0–1.5	723	$1,885	$2.61	45d	1	1.44mi

Listing history 8 events

1. 2026-05-06
   status Pending 667-char remark

   Show marketing remark (667 chars)

   CASH ONLY Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

2. 2026-05-04
   price $79,900 667-char remark

   Show marketing remark (667 chars)

   CASH ONLY Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

3. 2026-04-28
   status Active 667-char remark

   Show marketing remark (667 chars)

   CASH ONLY Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

4. 2026-04-17
   status Pending 667-char remark

   Show marketing remark (667 chars)

   CASH ONLY Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

5. 2026-04-14
   listed $85,000 Active 667-char remark

   Show marketing remark (667 chars)

   CASH ONLY Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

6. 2026-04-07
   historical Expired 657-char remark

   Show marketing remark (657 chars)

   Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

7. 2026-03-23
   price $85,000 657-char remark

   Show marketing remark (657 chars)

   Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

8. 2026-03-13
   listed $90,000 Active 657-char remark

   Show marketing remark (657 chars)

   Charming 2-bedroom, 1-bath home offering approximately 1,000 sq ft of living space in a peaceful setting just outside Meadville. This inviting home features a bright enclosed back porch, spacious living area, and plenty of natural light throughout. The kitchen offers ample cabinet space and classic character, while the bedrooms provide comfortable living areas. A full unfinished block basement with concrete floors includes washer hookup and additional storage space. The property also features a private driveway, mature trees, and a newer furnace (less than 5 years old). Conveniently located near local amenities while maintaining a quiet, rural feel.

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $985 · $82/mo
• Expected delta: +$277/yr (+$23/mo · 39.2%)

ⓘ 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: $12,792
• − Mortgage interest: −$4,476
• − Property taxes: −$708
• − Insurance: −$400
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,324
• Taxable income: $2,838
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,289/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 — Meadville

• Score: 85/100
• State rank: #72
• US rank: #502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County · 27,175 people
• City population: 27,175
• Metro: Meadville, PA
• Population (ZIP): 27,175
• Household income: $57,591
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 953.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

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: ▼ -26.80%
• Current HPI: 272.4095
• Rent YoY: —
• Metro: Meadville, PA
• 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

-11.2% since first listed

8 events — show timeline

• 2026-05-06 Pending — GEBOR
• 2026-05-04 Price Changed $79,900 GEBOR
• 2026-04-28 Relisted — GEBOR
• 2026-04-17 Pending — GEBOR
• 2026-04-14 Listed $85,000 GEBOR
• 2026-04-07 Delisted — West Penn MLS
• 2026-03-23 Price Changed $85,000 West Penn MLS
• 2026-03-13 Listed $90,000 West Penn MLS

Property tax history

-6.2%/yr

Latest (2025): $708 · -3.0% YoY. Source: county tax records.