6 Vine St · Girard, PA 16417

$110,000

3 bd · 2.0 ba · 1,454 sqft · MultiFamily public records · 14 Days on market

Built 1900 8,886 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
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

Two unit investment in Girard, on a double corner lot. The first floor features 3 bedrooms with a large dining room, kitchen area & living room. Upstairs unit features one bedroom, includes the shed in yard. Both units have off-street parking & yard.

Key facts

• Two-unit property
• In-unit laundry
• Off-street parking

Tags

• TWO-UNIT PROPERTY
• IN-UNIT LAUNDRY
• OFF-STREET PARKING
• LARGE FENCED BACKYARD
• UPDATED ELECTRIC PANEL
• NEAR LOCAL AMENITIES

Property features AI

Finance

• Financial info: Actual rent: Unit 1 $600, Unit 2 $600

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property (multi-family); Two stories; R-2 zoning
• Construction: Aluminum siding; Composition roof
• Exterior features: Corner lot; Paved road access

Interior

• Kitchen: Unit 1: Refrigerator; Unit 2: Range/Oven, Refrigerator
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 1 bedroom
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Basement tenant use
• Laundry & utility: Unit 2: Laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

Location & tenants

• Location reads 83/100 on livability (#125 in PA, #971 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• Girard SD (suburban): math 48% / reading 64% proficiency, ranked #113 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 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 $761 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $110,000

Questions for the listing agent

1. Built in 1900 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.15%
• DSCR: 2.12
• GRM: 5.1

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $23,324
• Equity at exit: $16,401

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $73,379
• Equity at exit: $9,511

Cash invested: $30,800 (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 16417

• Home prices YoY: -34.5%
• Active inventory: 32
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $646

Break-even live

Break-even rent $969

Max offer price $110,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$957
1× unit	1	1	$828
Total (2 units)			$1,786

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $110,000 Active 14 DOM
2. 2026-06-17
   days on market $110,000 Active 13 DOM
3. 2026-06-16
   days on market $110,000 Active 12 DOM
4. 2026-06-15
   days on market $110,000 Active 11 DOM
5. 2026-06-13
   days on market $110,000 Active 9 DOM
6. 2026-06-12
   days on market $110,000 Active 8 DOM
7. 2026-06-09
   days on market $110,000 Active 5 DOM
8. 2026-06-08
   days on market $110,000 Active 4 DOM
9. 2026-06-08
   days on market $110,000 Active 3 DOM
10. 2026-06-07
    remarks 602-char remark
11. 2026-06-07
    listed $110,000 Active 2 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: $1,712 · $143/mo
• Projected year-2 tax: $1,725 · $144/mo
• Expected delta: +$13/yr (+$1/mo · 0.8%)

ⓘ 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 ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,432
• − Mortgage interest: −$6,162
• − Property taxes: −$1,712
• − Insurance: −$550
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$3,200
• Taxable income: $6,379
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $6,216/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: Girard SD
• NCES district ID: 4210740
• Math proficiency: 48% ▼ -16.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $47,089
• Composite: 47.42/100
• National rank: #2283
• State rank: #113 of 539 in PA

Livability — Girard

• Score: 83/100
• State rank: #125
• US rank: #971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, PA
• Population (ZIP): 8,400

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Italian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

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: ▼ -120.88%
• Current HPI: 229.4345
• 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

+266.7% since first listed

9 events — show timeline

• 2026-06-03 Listed $110,000 GEBOR
• 2022-08-31 Sold (Public Records) $70,000 Public Records
• 2022-08-31 Sold (MLS) $70,000 GEBOR
• 2022-08-31 Sold (MLS) $70,000 West Penn MLS
• 2022-04-28 Listed $75,900 GEBOR
• 2022-04-28 Listed $75,900 West Penn MLS
• 2021-04-29 Listed $85,900 GEBOR
• 2016-02-20 Listed $57,900 GEBOR
• 2007-02-15 Sold (Public Records) $30,000 Public Records

Property tax history

+3.7%/yr

Latest (2026): $1,712 · +7.6% YoY. Source: county tax records.