28 E Main St · Sheffield, PA 16333

$75,000

4 bd · 1.5 ba · 1,543 sqft · Other public records · 18 Days on market

Built 1930 0.27 ac 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
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcoming two-story home with an attached one-car garage, this property features spacious rooms. It offers 4 bedrooms, with the flexibility to use one as a first-floor bedroom or an extra room of your choice, and 2 bathrooms, one half on the first floor and one full on the second floor. The kitchen features oak cabinets and comes with a refrigerator and a gas range/oven. Several rooms have hardwood floors that could be stunning after refinishing them. The family room is highlighted by a cozy wood-burning or gas fireplace, a large picture window for natural lighting, and an outside entrance for direct access to the deck. The home is heated with a gas hot-water baseboard heating system and al

Key facts

• Oak cabinets
• Attached garage
• Large picture window

Tags

• TWO STORY HOME
• ATTACHED GARAGE
• OAK CABINETS
• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• LARGE PICTURE WINDOW

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected (circuit breakers); High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story home; Existing property condition; Rectangular residential lot (approx. 0.27 acres, dimensions 62 x 190); Road frontage on city street / main thoroughfare
• Construction: Vinyl siding; Membrane, metal, rubber and shingle roofing options; Block foundation
• Exterior features: Deck; Fence (partial); Gravel driveway; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom; Three second-level bedrooms (bedroom sizes: 13 x 12; 13 x 9; 11 x 9); One first-level bedroom (9 x 10)
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Partial basement; One fireplace
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#945 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools D+.
• 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: 2 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• McKean County population projected at -17% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.70% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 4.9

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: 30.5%
• Equity multiple: 2.73×
• Total profit: $36,302
• Equity at exit: $33,723

10-year hold

• IRR: 31.0%
• Equity multiple: 5.34×
• Total profit: $91,189
• Equity at exit: $51,972

Cash invested: $21,000 (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 16333

• Active inventory: 2
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $427

Break-even live

Break-even rent $735

Max offer price $75,000

Occupancy floor 62%

Sensitivity live

Price	-10% $470	-5% $448	+0% $427	+5% $406	+10% $385
Rent	-10% $326	-5% $377	+0% $427	+5% $478	+10% $528
Rate	-1.0pp $465	-0.5pp $446	base $427	+0.5pp $408	+1.0pp $388

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $75,000 Active 18 DOM
2. 2026-06-18
   days on market $75,000 Active 17 DOM
3. 2026-06-17
   days on market $75,000 Active 16 DOM
4. 2026-06-16
   days on market $75,000 Active 15 DOM
5. 2026-06-15
   days on market $75,000 Active 14 DOM
6. 2026-06-14
   days on market $75,000 Active 12 DOM
7. 2026-06-12
   days on market $75,000 Active 11 DOM
8. 2026-06-09
   days on market $75,000 Active 8 DOM
9. 2026-06-08
   days on market $75,000 Active 7 DOM
10. 2026-06-07
    days on market $75,000 Active 6 DOM
11. 2026-06-04
    days on market $75,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $75,000 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: $1,209 · $101/mo
• Projected year-2 tax: $1,209 · $101/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,312
• − Mortgage interest: −$4,201
• − Property taxes: −$1,209
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,182
• Taxable income: $4,229
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $4,112/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: 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 — Sheffield

• Score: 67/100
• State rank: #945
• US rank: #10348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 191

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 6% Iranian 3% Serbian 2%
• Foreign-born: 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: —
• Current HPI: —
• 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

• 2026-06-01 Listed $75,000 UNYREIS

Property tax history

+3.0%/yr

Latest (2025): $1,209 · +5.1% YoY. Source: county tax records.