2328 Camphausen Ave · Erie, PA 16510

$75,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records

Built 1930 6,164 sqft lot Est $127k · 41% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 2328 Camphausen Ave! This 3-bedroom, 1-bath home with a 1-car garage offers plenty of potential for investors, flippers, or buyers looking to build equity with some TLC. Conveniently located and full of possibilities, this property is being sold in 'AS-IS' condition. Bring your vision and make this home your next project or investment opportunity!

Key facts

• 6,164 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $75k).
• Cap rate 8.0% vs local median 5.2% in Erie — 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 83/100 on livability (#109 in PA, #840 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D+, employment F.
• Erie City SD (urban): math 12% / reading 19% proficiency, ranked #510 of 539 in PA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $519 of loan paydown is wiped out by about $2k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1930 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.14% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $126,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 E 28th St	0.26mi	3/1.0	1,116 (+5%)	2mo	$150,000	$134	78
1449 E 31st St	0.46mi	3/1.0	1,056 (-1%)	2mo	$171,500	$162	76
1250 E 32nd St	0.58mi	2/1.0 (-1)	1,056 (-1%)	4mo	$65,000	$62	64
1246 E 28th St	0.37mi	2/1.0 (-1)	1,176 (+10%)	0mo	$139,900	$119	60
2925 Pennsylvania Ave	0.63mi	3/1.0	1,157 (+9%)	1mo	$133,000	$115	55
3412 Tuttle Ave	0.69mi	3/1.0	1,008 (-5%)	6mo	$187,000	$186	54
1962 Glendale Ave	0.57mi	3/1.5	960 (-10%)	3mo	$117,500	$122	53
1259 E 34th St	0.69mi	3/1.0	1,001 (-6%)	6mo	$170,000	$170	52
1060 E 24th St	0.54mi	3/1.0	1,200 (+13%)	3mo	$35,000	$29	51
1824 E 35th St	0.73mi	3/1.0	1,152 (+8%)	2mo	$135,000	$117	50
1021 E 31st St	0.74mi	3/1.0	1,176 (+10%)	2mo	$130,900	$111	47
2807 East Ave	0.68mi	3/1.0	1,172 (+10%)	7mo	$137,000	$117	46

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-5,200
• Equity at exit: $11,183

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $4,543
• Equity at exit: $6,485

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 16510

• Home prices YoY: -33.7%
• Active inventory: 76
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $108

Break-even live

Break-even rent $717

Max offer price $75,000

Occupancy floor 82%

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
626 E 23rd St Unit 2 Erie, PA	3.0	1.0	850	$800	$0.94	43d	1	1.12mi
614 E 22nd St Unit 1 Erie, PA	3.0	1.0	1300	$1,000	$0.77	43d	1	1.15mi
1404 E Lake Rd Unit 2 Erie, PA	2.0	1.0	800	$750	$0.94	43d	1	1.28mi
612 E 14th St #1 Erie, PA	3.0	1.0	775	$850	$1.10	43d	1	1.33mi

Listing history 3 events

1. 2026-05-27
   listed $75,000
2. 2026-05-27
   historical
3. 1999-06-22
   soldstatus $25,000

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,257
• − Mortgage interest: −$4,201
• − Property taxes: −$1,706
• − Insurance: −$375
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,182
• Taxable income: $152
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,266/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: Erie City SD
• NCES district ID: 4209300
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 19% ▼ -16.00%
• Median HH income: $33,625
• Composite: 12.59/100
• National rank: #9617
• State rank: #510 of 539 in PA

Livability — Erie

• Score: 83/100
• State rank: #109
• US rank: #840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erie, PA
• City population: 92,215
• Population (ZIP): 25,152

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 6% Black 6% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 12% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 8% · Vietnam, India, Canada
• Languages at home: 88% English-only · Arabic 3% Spanish 3% Other Indo-European 2%

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: ▼ -122.36%
• Current HPI: 240.7222
• 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

+200.0% since first listed

3 events — show timeline

• 2026-05-27 Delisted — GEBOR
• 2026-05-27 Listed $75,000 GEBOR
• 1999-06-22 Sold (Public Records) $25,000 Public Records

Property tax history

+6.1%/yr

Latest (2026): $1,706 · +3.4% YoY. Source: county tax records.