633 Buffalo St · Franklin, PA 16323

$90,000

4 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 47 Days on market

Built 1920 0.26 ac lot $56/sqft · 22% below area Est $116k · 22% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Perfectly positioned just steps from Liberty Street, you will love being near the center of Franklin’s vibrant downtown filled with local restaurants, boutique shopping, antique stores, and a popular craft brewery. Full of character and potential, this 4 bed, 3 bath is a wonderful opportunity in the heart of Franklin. The eat-in kitchen, first floor ensuite, front and back porches provide endless opportunities to support your lifestyle. The expansive detached garage offers endless possibilities for storage, hobbies, or workshop space. This property is ready for its next chapter. Whether you are looking to invest, personalize, or create something truly special, this home offers plenty

Key facts

• 0.26 acre lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage; Total parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot dimensions approximately 158 x 71 x 159 x 73

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Some gas appliances
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Gas heating; Hot water heating; Wall cooling unit(s)
• Interior features: Interior entry basement; Unfinished basement
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.0% in Franklin — 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 69/100 on livability (#812 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• 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: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (median comp): $116,062
• List price: $90,000
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Buffalo St	0.03mi	3/2.0 (-1)	1,564 (-3%)	15mo	$26,500	$17	76
734 Liberty St	0.16mi	3/1.0 (-1)	1,728 (+7%)	23mo	$111,000	$64	53
208 Buffalo St	0.57mi	3/2.0 (-1)	1,464 (-9%)	2mo	$144,500	$99	51
1104 Chestnut St	0.58mi	3/1.5 (-1)	1,680 (+4%)	16mo	$157,000	$93	46
1001 Elk St	0.49mi	3/2.0 (-1)	1,792 (+11%)	13mo	$180,000	$100	43
1311 Eagle St	0.69mi	3/2.0 (-1)	1,456 (-10%)	20mo	$68,500	$47	30
624 Wendy Way	0.73mi	3/2.0 (-1)	1,460 (-10%)	21mo	$180,000	$123	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $59,106
• Equity at exit: $81,079

10-year hold

• IRR: 25.8%
• Equity multiple: 7.60×
• Total profit: $166,252
• Equity at exit: $174,850

Cash invested: $25,200 (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 16323

• Home prices YoY: 12.2%
• Active inventory: 51
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $158

Break-even live

Break-even rent $850

Max offer price $90,000

Occupancy floor 80%

Sensitivity live

Price	-10% $209	-5% $183	+0% $158	+5% $132	+10% $107
Rent	-10% $75	-5% $116	+0% $158	+5% $199	+10% $241
Rate	-1.0pp $203	-0.5pp $181	base $158	+0.5pp $134	+1.0pp $111

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Sassafrass St Franklin, PA	3.0	1.0	1300	$1,050	$0.81	45d	1	0.68mi

Listing history 17 events

1. 2026-06-21
   days on market $90,000 Active 47 DOM
2. 2026-06-19
   days on market $90,000 Active 45 DOM
3. 2026-06-18
   days on market $90,000 Active 44 DOM
4. 2026-06-17
   days on market $90,000 Active 43 DOM
5. 2026-06-16
   days on market $90,000 Active 42 DOM
6. 2026-06-15
   days on market $90,000 Active 41 DOM
7. 2026-06-14
   days on market $90,000 Active 39 DOM
8. 2026-06-13
   days on market $90,000 Active 38 DOM
9. 2026-06-10
   days on market $90,000 Active 36 DOM
10. 2026-06-09
    days on market $90,000 Active 35 DOM
11. 2026-06-08
    days on market $90,000 Active 34 DOM
12. 2026-06-07
    days on market $90,000 Active 33 DOM
13. 2026-06-02
    days on market $90,000 Active 28 DOM
14. 2026-06-01
    days on market $90,000 Active 27 DOM
15. 2026-05-31
    days on market $90,000 Active 26 DOM
16. 2026-05-30
    days on market $90,000 Active 25 DOM
17. 2026-05-05
    listed $90,000 Active 1478-char remark

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $1,948 · $162/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,600
• − Mortgage interest: −$5,041
• − Property taxes: −$1,948
• − Insurance: −$450
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,618
• Taxable income: $526
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,766/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: 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 — Franklin

• Score: 69/100
• State rank: #812
• US rank: #8260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, PA
• Population (ZIP): 14,694

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% 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: ▲ 26.68%
• Current HPI: 245.9766
• 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

• 2026-05-05 Listed $90,000 West Penn MLS

Property tax history

+1.7%/yr

Latest (2026): $1,948 · +3.3% YoY. Source: county tax records.