114 E Plum St · Edinboro, PA 16412

$169,900

5 bd · 2.0 ba · 1,472 sqft · MultiFamily public records · 192 Days on market

Built 1900 5,611 sqft lot $115/sqft · 12% below area Est $194k · 12% 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 +30.0/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• 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

Great investment property. Live in the main unit and rent the 12x14 efficiency apartment. Wonderful downtown Edinboro Location just 3 buildings East of the Dairy Supreme and 2 buildings West of McDonalds. Help subsidize your mortgage payment with the rent from the efficiency apartment.

Key facts

• Efficiency apartment
• 5,611 sq ft lot
• 2 parking spots

Tags

• DOWNTOWN EDINBORO LOCATION
• EFFICIENCY APARTMENT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.4% in Edinboro — 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 77/100 on livability (#316 in PA, #2,814 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment D-.
• General Mclane SD (rural): math 50% / reading 66% proficiency, ranked #85 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $170k implies a 118% 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.48%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $194,000
• List price: $169,900
• Delta: -12.42%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Waterford St	0.08mi	4/2.0 (-1)	1,468 (-0%)	23mo	$80,000	$54	72
102 School Aly	0.03mi	4/2.0 (-1)	1,632 (+11%)	8mo	$115,000	$70	69

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $26,743
• Equity at exit: $25,333

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $93,318
• Equity at exit: $14,690

Cash invested: $47,572 (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 16412

• Home prices YoY: -29.0%
• Active inventory: 59
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $851

Break-even live

Break-even rent $1,512

Max offer price $169,900

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$922
▸ 2× units	1	1	$1,668
Total (3 units)			$2,590

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $169,900 Active 192 DOM
2. 2026-06-18
   days on market $169,900 Active 191 DOM
3. 2026-06-17
   days on market $169,900 Active 190 DOM
4. 2026-06-16
   days on market $169,900 Active 189 DOM
5. 2026-06-15
   days on market $169,900 Active 188 DOM
6. 2026-06-14
   days on market $169,900 Active 186 DOM
7. 2026-06-13
   days on market $169,900 Active 185 DOM
8. 2026-06-10
   days on market $169,900 Active 183 DOM
9. 2026-06-09
   days on market $169,900 Active 182 DOM
10. 2026-06-08
    days on market $169,900 Active 181 DOM
11. 2026-06-07
    days on market $169,900 Active 180 DOM
12. 2026-06-05
    days on market $169,900 Active 177 DOM
13. 2026-06-03
    days on market $169,900 Active 176 DOM
14. 2026-06-02
    days on market $169,900 Active 175 DOM
15. 2026-06-01
    days on market $169,900 Active 174 DOM
16. 2026-05-31
    days on market $169,900 Active 173 DOM
17. 2026-05-30
    days on market $169,900 Active 172 DOM
18. 2026-04-17
    price $169,900 286-char remark

    Show marketing remark (286 chars)

    Great investment property. Live in the main unit and rent the 12x14 efficiency apartment. Wonderful downtown Edinboro Location just 3 buildings East of the Dairy Supreme and 2 buildings West of McDonalds. Help subsidize your mortgage payment with the rent from the efficiency apartment.

19. 2025-12-09
    listed $175,000 Active 286-char remark

    Show marketing remark (286 chars)

    Great investment property. Live in the main unit and rent the 12x14 efficiency apartment. Wonderful downtown Edinboro Location just 3 buildings East of the Dairy Supreme and 2 buildings West of McDonalds. Help subsidize your mortgage payment with the rent from the efficiency apartment.

20. 1996-08-15
    soldstatus $77,900
21. 1987-06-25
    soldstatus $32,500
22. 1987-06-17
    soldstatus $32,500
23. 1983-04-05
    soldstatus $12,000

ⓘ 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: $2,796 · $233/mo
• Projected year-2 tax: $2,796 · $233/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 ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,080
• − Mortgage interest: −$9,517
• − Property taxes: −$2,796
• − Insurance: −$850
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$4,943
• Taxable income: $8,002
• Est. tax owed @ 24.0%: −$1,921
• After-tax cash flow: $8,296/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: General Mclane SD
• NCES district ID: 4210650
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $53,384
• Composite: 49.68/100
• National rank: #1971
• State rank: #85 of 539 in PA

Livability — Edinboro

• Score: 77/100
• State rank: #316
• US rank: #2814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinboro, PA
• City population: 1,104
• Population (ZIP): 9,726

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -98.34%
• Current HPI: 240.8752
• 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

+1315.8% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $169,900 GEBOR
• 2025-12-09 Listed $175,000 GEBOR
• 1996-08-15 Sold (Public Records) $77,900 Public Records
• 1987-06-25 Sold (Public Records) $32,500 Public Records
• 1987-06-17 Sold (Public Records) $32,500 Public Records
• 1983-04-05 Sold (Public Records) $12,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,796 · +4.4% YoY. Source: county tax records.