210 Welsh St · Kane, PA 16735

$85,000

4 bd · 2.0 ba · 1,782 sqft · Other public records · 179 Days on market

Built 1900 4,792 sqft lot $48/sqft · at area comps Est $82k · at est. ↓ 19% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.3/10.0
• ARV discount +5.8/15.0
• Schools +3.7/10.0
• Appreciation +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this well-maintained 4-bedroom, 2 full bath residence perfectly situated on a desirable corner lot. This home offers a thoughtful layout with generous living space, including an additional den/family room—ideal for relaxing, entertaining, or a home office. The exterior features low-maintenance vinyl siding and an asphalt roof, providing peace of mind and curb appeal. An attached 1-car garage adds convenience and storage, while the full walk-up attic offers excellent potential for extra living space, storage, or future expansion. Inside, you’ll appreciate the home’s solid condition and updates, including a high-efficiency furnace for improved comfort and energy savings. With spacious bedrooms, functional flow, and room to grow, this property offers both comfort and versatility. A wonderful opportunity to own a move-in ready home with space, efficiency, and long-term potential.

Key facts

• Asphalt roof
• Vinyl siding
• Den family room

Tags

• CORNER LOT
• DEN FAMILY ROOM
• VINYL SIDING
• ASPHALT ROOF
• WALK-UP ATTIC
• HIGH-EFFICIENCY FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.6% in Kane — 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 68/100 on livability (#901 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• 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: 44 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $588 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.23% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (median comp): $81,954
• List price: $85,000
• Delta: 3.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,217
• Equity at exit: $13,667

10-year hold

• IRR: 10.5%
• Equity multiple: 1.84×
• Total profit: $20,032
• Equity at exit: $9,067

Cash invested: $23,800 (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 16735

• Home prices YoY: -1.8%
• Active inventory: 44
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $220

Break-even live

Break-even rent $763

Max offer price $85,000

Occupancy floor 74%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 179 DOM
2. 2026-06-18
   days on market $85,000 Active 178 DOM
3. 2026-06-17
   days on market $85,000 Active 177 DOM
4. 2026-06-16
   days on market $85,000 Active 176 DOM
5. 2026-06-15
   days on market $85,000 Active 175 DOM
6. 2026-06-14
   days on market $85,000 Active 173 DOM
7. 2026-06-12
   days on market $85,000 Active 172 DOM
8. 2026-06-09
   days on market $85,000 Active 169 DOM
9. 2026-06-08
   days on market $85,000 Active 168 DOM
10. 2026-06-07
    days on market $85,000 Active 167 DOM
11. 2026-06-04
    days on market $85,000 Active 163 DOM
12. 2026-06-02
    days on market $85,000 Active 162 DOM
13. 2026-06-01
    days on market $85,000 Active 161 DOM
14. 2026-05-31
    days on market $85,000 Active 160 DOM
15. 2026-05-31
    days on market $85,000 Active 159 DOM
16. 2026-05-06
    price $85,000 922-char remark

    Show marketing remark (922 chars)

    Welcome home to this well-maintained 4-bedroom, 2 full bath residence perfectly situated on a desirable corner lot. This home offers a thoughtful layout with generous living space, including an additional den/family room—ideal for relaxing, entertaining, or a home office. The exterior features low-maintenance vinyl siding and an asphalt roof, providing peace of mind and curb appeal. An attached 1-car garage adds convenience and storage, while the full walk-up attic offers excellent potential for extra living space, storage, or future expansion. Inside, you’ll appreciate the home’s solid condition and updates, including a high-efficiency furnace for improved comfort and energy savings. With spacious bedrooms, functional flow, and room to grow, this property offers both comfort and versatility. A wonderful opportunity to own a move-in ready home with space, efficiency, and long-term potential.

17. 2026-03-30
    price $89,900 922-char remark

    Show marketing remark (922 chars)

    Welcome home to this well-maintained 4-bedroom, 2 full bath residence perfectly situated on a desirable corner lot. This home offers a thoughtful layout with generous living space, including an additional den/family room—ideal for relaxing, entertaining, or a home office. The exterior features low-maintenance vinyl siding and an asphalt roof, providing peace of mind and curb appeal. An attached 1-car garage adds convenience and storage, while the full walk-up attic offers excellent potential for extra living space, storage, or future expansion. Inside, you’ll appreciate the home’s solid condition and updates, including a high-efficiency furnace for improved comfort and energy savings. With spacious bedrooms, functional flow, and room to grow, this property offers both comfort and versatility. A wonderful opportunity to own a move-in ready home with space, efficiency, and long-term potential.

18. 2026-03-12
    price $92,000 922-char remark

    Show marketing remark (922 chars)

    Welcome home to this well-maintained 4-bedroom, 2 full bath residence perfectly situated on a desirable corner lot. This home offers a thoughtful layout with generous living space, including an additional den/family room—ideal for relaxing, entertaining, or a home office. The exterior features low-maintenance vinyl siding and an asphalt roof, providing peace of mind and curb appeal. An attached 1-car garage adds convenience and storage, while the full walk-up attic offers excellent potential for extra living space, storage, or future expansion. Inside, you’ll appreciate the home’s solid condition and updates, including a high-efficiency furnace for improved comfort and energy savings. With spacious bedrooms, functional flow, and room to grow, this property offers both comfort and versatility. A wonderful opportunity to own a move-in ready home with space, efficiency, and long-term potential.

19. 2026-02-26
    price $94,900 922-char remark

    Show marketing remark (922 chars)

    Welcome home to this well-maintained 4-bedroom, 2 full bath residence perfectly situated on a desirable corner lot. This home offers a thoughtful layout with generous living space, including an additional den/family room—ideal for relaxing, entertaining, or a home office. The exterior features low-maintenance vinyl siding and an asphalt roof, providing peace of mind and curb appeal. An attached 1-car garage adds convenience and storage, while the full walk-up attic offers excellent potential for extra living space, storage, or future expansion. Inside, you’ll appreciate the home’s solid condition and updates, including a high-efficiency furnace for improved comfort and energy savings. With spacious bedrooms, functional flow, and room to grow, this property offers both comfort and versatility. A wonderful opportunity to own a move-in ready home with space, efficiency, and long-term potential.

20. 2026-01-26
    price $99,900 922-char remark

    Show marketing remark (922 chars)

    Welcome home to this well-maintained 4-bedroom, 2 full bath residence perfectly situated on a desirable corner lot. This home offers a thoughtful layout with generous living space, including an additional den/family room—ideal for relaxing, entertaining, or a home office. The exterior features low-maintenance vinyl siding and an asphalt roof, providing peace of mind and curb appeal. An attached 1-car garage adds convenience and storage, while the full walk-up attic offers excellent potential for extra living space, storage, or future expansion. Inside, you’ll appreciate the home’s solid condition and updates, including a high-efficiency furnace for improved comfort and energy savings. With spacious bedrooms, functional flow, and room to grow, this property offers both comfort and versatility. A wonderful opportunity to own a move-in ready home with space, efficiency, and long-term potential.

21. 2025-12-22
    listed $104,900 Active 922-char remark

    Show marketing remark (922 chars)

    Welcome home to this well-maintained 4-bedroom, 2 full bath residence perfectly situated on a desirable corner lot. This home offers a thoughtful layout with generous living space, including an additional den/family room—ideal for relaxing, entertaining, or a home office. The exterior features low-maintenance vinyl siding and an asphalt roof, providing peace of mind and curb appeal. An attached 1-car garage adds convenience and storage, while the full walk-up attic offers excellent potential for extra living space, storage, or future expansion. Inside, you’ll appreciate the home’s solid condition and updates, including a high-efficiency furnace for improved comfort and energy savings. With spacious bedrooms, functional flow, and room to grow, this property offers both comfort and versatility. A wonderful opportunity to own a move-in ready home with space, efficiency, and long-term potential.

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/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 2/10 Low 7 d/yr ≥88°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: $12,504
• − Mortgage interest: −$4,761
• − Property taxes: −$1,461
• − Insurance: −$425
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,473
• Taxable income: $1,384
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,312/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 — Kane

• Score: 68/100
• State rank: #901
• US rank: #9593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kane, PA
• Population (ZIP): 6,465

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 3% Polish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 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: ▼ -2.74%
• Current HPI: 152.8176
• 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

-19.0% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $85,000 UNYREIS
• 2026-03-30 Price Changed $89,900 UNYREIS
• 2026-03-12 Price Changed $92,000 UNYREIS
• 2026-02-26 Price Changed $94,900 UNYREIS
• 2026-01-26 Price Changed $99,900 UNYREIS
• 2025-12-22 Listed $104,900 UNYREIS

Property tax history

+1.9%/yr

Latest (2025): $1,461 · +4.3% YoY. Source: county tax records.