1412 Liberty St · Franklin, PA 16323

$140,000

4 bd · 2.0 ba · 3,507 sqft · SingleFamily · 198 Days on market

Built 1900 Fair condition 7,405 sqft lot $40/sqft · 22% below area Est $179k · 22% under ↓ 17% since listing

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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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This property could be used as a duplex or an office space right on Liberty Street. With a good sized parking area in the back of the building it makes the perfect space for an office. AC on both floors, and lots of storage in the attic and basement. No interior images available in order to protect the tenants property. This property is owned by a licensed PA realtor.

Key facts

• Office space
• Parking area
• Ac on both floors

Tags

• DUPLEX
• OFFICE SPACE
• PARKING AREA
• AC ON BOTH FLOORS
• STORAGE IN ATTIC
• STORAGE IN BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.8% 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; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 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?
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 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: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $178,518
• List price: $140,000
• Delta: -21.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 Buffalo St	0.19mi	4/2.5	3,960 (+13%)	8mo	$183,500	$46	61
204 Second Ave	0.57mi	3/2.0 (-1)	3,300 (-6%)	21mo	$179,300	$54	41

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: 30.8%
• Equity multiple: 3.42×
• Total profit: $94,762
• Equity at exit: $126,123

10-year hold

• IRR: 26.6%
• Equity multiple: 7.75×
• Total profit: $264,566
• Equity at exit: $271,989

Cash invested: $39,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $290

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 77%

Sensitivity live

Price	-10% $387	-5% $339	+0% $290	+5% $242	+10% $194
Rent	-10% $165	-5% $227	+0% $290	+5% $353	+10% $416
Rate	-1.0pp $361	-0.5pp $326	base $290	+0.5pp $254	+1.0pp $217

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $140,000 Active 198 DOM
2. 2026-06-18
   days on market $140,000 Active 197 DOM
3. 2026-06-17
   days on market $140,000 Active 196 DOM
4. 2026-06-16
   days on market $140,000 Active 195 DOM
5. 2026-06-15
   days on market $140,000 Active 194 DOM
6. 2026-06-14
   days on market $140,000 Active 192 DOM
7. 2026-06-13
   days on market $140,000 Active 191 DOM
8. 2026-06-10
   days on market $140,000 Active 189 DOM
9. 2026-06-09
   days on market $140,000 Active 188 DOM
10. 2026-06-08
    days on market $140,000 Active 187 DOM
11. 2026-06-07
    pricedays on market $140,000 Active 186 DOM
12. 2026-06-02
    days on market $144,900 Active 181 DOM
13. 2026-06-01
    days on market $144,900 Active 180 DOM
14. 2026-05-31
    days on market $144,900 Active 179 DOM
15. 2026-05-30
    days on market $144,900 Active 178 DOM
16. 2026-04-21
    price $149,900 371-char remark

    Show marketing remark (371 chars)

    This property could be used as a duplex or an office space right on Liberty Street. With a good sized parking area in the back of the building it makes the perfect space for an office. AC on both floors, and lots of storage in the attic and basement. No interior images available in order to protect the tenants property. This property is owned by a licensed PA realtor.

17. 2026-02-26
    status Active 371-char remark

    Show marketing remark (371 chars)

    This property could be used as a duplex or an office space right on Liberty Street. With a good sized parking area in the back of the building it makes the perfect space for an office. AC on both floors, and lots of storage in the attic and basement. No interior images available in order to protect the tenants property. This property is owned by a licensed PA realtor.

18. 2026-02-06
    historical Active Under Contract 371-char remark

    Show marketing remark (371 chars)

    This property could be used as a duplex or an office space right on Liberty Street. With a good sized parking area in the back of the building it makes the perfect space for an office. AC on both floors, and lots of storage in the attic and basement. No interior images available in order to protect the tenants property. This property is owned by a licensed PA realtor.

19. 2025-12-03
    listed $154,900 Active 385-char remark

    Show marketing remark (385 chars)

    This property could be used as a duplex, residential, or an office space right on Liberty Street. With a good sized parking area in the back of the building it makes the perfect space for an office. AC on both floors, and lots of storage in the attic and basement. No interior images available in order to protect the tenants property. This property is owned by a licensed PA realtor.

20. 2025-09-05
    price $154,900 371-char remark

    Show marketing remark (371 chars)

    This property could be used as a duplex or an office space right on Liberty Street. With a good sized parking area in the back of the building it makes the perfect space for an office. AC on both floors, and lots of storage in the attic and basement. No interior images available in order to protect the tenants property. This property is owned by a licensed PA realtor.

21. 2025-07-28
    listed $159,900 Active 371-char remark

    Show marketing remark (371 chars)

    This property could be used as a duplex or an office space right on Liberty Street. With a good sized parking area in the back of the building it makes the perfect space for an office. AC on both floors, and lots of storage in the attic and basement. No interior images available in order to protect the tenants property. This property is owned by a licensed PA realtor.

22. 2023-05-24
    price $169,900
23. 2023-05-24
    price $169,900
24. 2023-05-17
    listed $179,900 Active
25. 2023-05-17
    listed $179,900 Active

ⓘ 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: $19,106
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,073
• Taxable income: $1,334
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $3,164/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathrooms, and improve the exterior. It has potential for increased value with these updates.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — basic and outdated
• Moderate exterior siding — moderate wear and discoloration

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters
• Both update bathrooms with new fixtures and tile — modernizing the bathrooms would appeal to both buyers and renters
• Both paint exterior siding and trim — improving the exterior would enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and outdated	Moderate	$3,000–15,000
exterior siding · moderate wear and discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathrooms with new fixtures and tile — modernizing the bathrooms would appeal to both buyers and renters ↑
• Both paint exterior siding and trim — improving the exterior would enhance curb appeal and property 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 — 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

-16.7% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $149,900 AVBREALTORS
• 2026-02-26 Relisted — AVBREALTORS
• 2026-02-06 Contingent — AVBREALTORS
• 2025-12-03 Listed $154,900 AVBREALTORS
• 2025-09-05 Price Changed $154,900 AVBREALTORS
• 2025-07-28 Listed $159,900 AVBREALTORS
• 2023-05-24 Price Changed $169,900 AVBREALTORS
• 2023-05-24 Price Changed $169,900 AVBREALTORS
• 2023-05-17 Listed $179,900 AVBREALTORS
• 2023-05-17 Listed $179,900 AVBREALTORS