730 Main St · Polk, PA 16342

$104,900

2 bd · 2.0 ba · 2,040 sqft · MultiFamily · 126 Days on market

Built 1900 Fair condition 3,920 sqft 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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks MLS

PRIME LOCATION! Take advantage of this opportunity. Two 1BR 2nd floor apartments come furnished and ready for occupancy. Enjoy the spacious second floor deck with back yard access. First floor has 2 large rooms and half bath. Previously used as an art studio but with prime Main Street location could be a thriving retail space, with endless possibilities. Could even be converted to additional living space. Convenient off street parking with room for 2 or more cars. Each unit metered separately.

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#336 in PA, #2,951 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Franklin Area SD (rural): math 29% / reading 46% proficiency, ranked #388 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($725 loan paydown + $6k appreciation (5.7% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $76k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.82% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.90%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 3.66×
• Total profit: $78,193
• Equity at exit: $63,973

10-year hold

• IRR: 39.4%
• Equity multiple: 7.52×
• Total profit: $191,640
• Equity at exit: $114,349

Cash invested: $29,372 (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 16342

• Home prices YoY: 2.2%
• Active inventory: 5
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $781

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,906
Total (2 units)			$1,906

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $104,900 Active 126 DOM
2. 2026-06-18
   days on market $104,900 Active 125 DOM
3. 2026-06-17
   days on market $104,900 Active 124 DOM
4. 2026-06-16
   days on market $104,900 Active 123 DOM
5. 2026-06-15
   days on market $104,900 Active 122 DOM
6. 2026-06-14
   days on market $104,900 Active 120 DOM
7. 2026-06-13
   days on market $104,900 Active 119 DOM
8. 2026-06-10
   days on market $104,900 Active 117 DOM
9. 2026-06-09
   days on market $104,900 Active 116 DOM
10. 2026-06-08
    days on market $104,900 Active 115 DOM
11. 2026-06-07
    days on market $104,900 Active 114 DOM
12. 2026-06-02
    days on market $104,900 Active 109 DOM
13. 2026-06-01
    days on market $104,900 Active 108 DOM
14. 2026-05-31
    days on market $104,900 Active 107 DOM
15. 2026-05-30
    days on market $104,900 Active 106 DOM
16. 2026-02-14
    listed $104,900 Active
17. 2024-11-26
    soldstatus $75,500 Closed 498-char remark

    Show marketing remark (498 chars)

    PRIME LOCATION! Take advantage of this opportunity. Two 1BR 2nd floor apartments come furnished and ready for occupancy. Enjoy the spacious second floor deck with back yard access. First floor has 2 large rooms and half bath. Previously used as an art studio but with prime Main Street location could be a thriving retail space, with endless possibilities. Could even be converted to additional living space. Convenient off street parking with room for 2 or more cars. Each unit metered separately.

18. 2024-11-19
    historical Active Under Contract 498-char remark

    Show marketing remark (498 chars)

    PRIME LOCATION! Take advantage of this opportunity. Two 1BR 2nd floor apartments come furnished and ready for occupancy. Enjoy the spacious second floor deck with back yard access. First floor has 2 large rooms and half bath. Previously used as an art studio but with prime Main Street location could be a thriving retail space, with endless possibilities. Could even be converted to additional living space. Convenient off street parking with room for 2 or more cars. Each unit metered separately.

19. 2024-09-13
    listed $89,000 Active 498-char remark

    Show marketing remark (498 chars)

    PRIME LOCATION! Take advantage of this opportunity. Two 1BR 2nd floor apartments come furnished and ready for occupancy. Enjoy the spacious second floor deck with back yard access. First floor has 2 large rooms and half bath. Previously used as an art studio but with prime Main Street location could be a thriving retail space, with endless possibilities. Could even be converted to additional living space. Convenient off street parking with room for 2 or more cars. Each unit metered separately.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,872
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$3,052
• Taxable income: $8,187
• Est. tax owed @ 24.0%: −$1,965
• After-tax cash flow: $7,405/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to its kitchen and bathrooms, along with exterior painting, to significantly increase its value for resale or rental.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance, likely in need of replacement
• Moderate Bathroom cabinets — Dated appearance, likely in need of replacement
• Moderate Exterior siding — Weathered appearance, likely in need of repainting or replacement

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value
• Both Bathroom renovation — Updating bathrooms is a high-ROI investment that can attract more tenants and buyers
• Both Exterior painting — Fresh paint can improve curb appeal and home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance, likely in need of replacement	Moderate	$3,000–15,000
Bathroom cabinets · Dated appearance, likely in need of replacement	Moderate	$3,000–15,000
Exterior siding · Weathered appearance, likely in need of repainting or replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value ↑
• Both Bathroom renovation — Updating bathrooms is a high-ROI investment that can attract more tenants and buyers ↑
• Both Exterior painting — Fresh paint can improve curb appeal and home value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklin Area SD
• NCES district ID: 4210200
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $43,451
• Composite: 31.73/100
• National rank: #5910
• State rank: #388 of 539 in PA

Livability — Polk

• Score: 77/100
• State rank: #336
• US rank: #2951

Category grades

Amenities F 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: Polk, PA
• Population (ZIP): 2,185

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.70%
• Current HPI: 267.2259
• 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

+17.9% since first listed

4 events — show timeline

• 2026-02-14 Listed $104,900 AVBREALTORS
• 2024-11-26 Sold (MLS) $75,500 AVBREALTORS
• 2024-11-19 Contingent — AVBREALTORS
• 2024-09-13 Listed $89,000 AVBREALTORS