316 Bank St · Titusville, PA 16354

$65,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily · 67 Days on market

Built 1900 0.30 ac lot $37/sqft · 30% below area Est $93k · 30% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLY CASH OR CONVENTIONAL WILL BE CONSIDERED by the SELLER. Here is a GREAT INVESTMENT property for your portfolio. Tenants would like to remain in the home. They are currently paying $750. mo. ,all utilities (city services, gas and electric), maintain the land and do snow removal. The floor plan includes Two full baths (one on each level) 3 bedrooms, one on main level, a sit-in kitchen, and generous-sized dining room and living room. . Other amenities include a a partial walk out basement with crawl space, some replacement windows, blown in insulation. .. and best of all it borders Oil Creek by 40 linear feet, an excellent fishing stream. Oil Creek offers great kayaking, but best to put it in after Brown St Bridge.

Key facts

• Blown in insulation
• Borders oil creek
• Fishing stream

Tags

• SIT-IN KITCHEN
• PARTIAL DRY BASEMENT
• REPLACEMENT WINDOWS
• BLOWN IN INSULATION
• BORDERS OIL CREEK
• FISHING STREAM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#104 in PA, #777 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: amenities F, employment F.
• Titusville Area SD (town): math 35% / reading 55% proficiency, ranked #287 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Early Childhood Lc (233 students, 76% FRL); Titusville Ms (math 19% / reading 50%, grade F, #328 of 512 statewide, top 65%, 451 students, 68% FRL); Titusville Shs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 573 students, 50% FRL).
• Market conditions: 32 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crawford County population projected at -22% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 1.78% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.07%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $93,460
• List price: $65,000
• Delta: -30.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 East Main St	0.33mi	4/2.0 (+1)	1,716 (-2%)	5mo	$93,800	$55	71
110 Breed St	0.30mi	4/2.0 (+1)	1,741 (-1%)	11mo	$40,000	$23	70
411 North Brown St	0.56mi	3/2.0	1,600 (-9%)	3mo	$138,500	$87	56
697 Old Route 8	0.60mi	4/2.0 (+1)	1,745 (-1%)	13mo	$240,000	$138	55
324 North Martin St	0.52mi	3/2.0	1,896 (+8%)	15mo	$127,000	$67	51
113 Union St	0.68mi	3/2.5	1,644 (-7%)	6mo	$107,000	$65	50
421 East Spruce St	0.51mi	3/1.5	1,547 (-12%)	19mo	$88,500	$57	38
218 Brook St	0.64mi	4/2.0 (+1)	1,568 (-11%)	14mo	$130,000	$83	36
430 North Drake St	0.60mi	3/2.5	1,560 (-11%)	20mo	$68,000	$44	34
415 N Franklin St	0.63mi	3/1.0	1,504 (-14%)	10mo	$106,000	$70	34
415 East Elm St	0.59mi	3/2.0	1,526 (-13%)	21mo	$164,500	$108	33
422 North Franklin St	0.62mi	2/2.0 (-1)	1,980 (+12%)	21mo	$49,000	$25	27

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: 24.7%
• Equity multiple: 2.02×
• Total profit: $18,539
• Equity at exit: $9,692

10-year hold

• IRR: 32.5%
• Equity multiple: 3.95×
• Total profit: $53,640
• Equity at exit: $5,620

Cash invested: $18,200 (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 16354

• Home prices YoY: -5.3%
• Active inventory: 32
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $456

Break-even live

Break-even rent $580

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $493	-5% $474	+0% $456	+5% $438	+10% $419
Rent	-10% $365	-5% $410	+0% $456	+5% $502	+10% $547
Rate	-1.0pp $489	-0.5pp $473	base $456	+0.5pp $439	+1.0pp $422

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $65,000 Active 67 DOM
2. 2026-06-21
   days on market $65,000 Active 66 DOM
3. 2026-06-21
   days on market $65,000 Active 65 DOM
4. 2026-06-18
   days on market $65,000 Active 63 DOM
5. 2026-06-17
   days on market $65,000 Active 62 DOM
6. 2026-06-16
   days on market $65,000 Active 61 DOM
7. 2026-06-15
   days on market $65,000 Active 60 DOM
8. 2026-06-13
   days on market $65,000 Active 58 DOM
9. 2026-06-12
   days on market $65,000 Active 57 DOM
10. 2026-06-09
    days on market $65,000 Active 54 DOM
11. 2026-06-08
    days on market $65,000 Active 53 DOM
12. 2026-06-08
    days on market $65,000 Active 52 DOM
13. 2026-06-07
    days on market $65,000 Active 51 DOM
14. 2026-06-04
    days on market $65,000 Active 48 DOM
15. 2026-06-02
    days on market $65,000 Active 47 DOM
16. 2026-06-01
    days on market $65,000 Active 46 DOM
17. 2026-05-31
    days on market $65,000 Active 45 DOM
18. 2026-04-16
    listed $65,000 Active 726-char remark

    Show marketing remark (726 chars)

    ONLY CASH OR CONVENTIONAL WILL BE CONSIDERED by the SELLER. Here is a GREAT INVESTMENT property for your portfolio. Tenants would like to remain in the home. They are currently paying $750. mo. ,all utilities (city services, gas and electric), maintain the land and do snow removal. The floor plan includes Two full baths (one on each level) 3 bedrooms, one on main level, a sit-in kitchen, and generous-sized dining room and living room. . Other amenities include a a partial walk out basement with crawl space, some replacement windows, blown in insulation. .. and best of all it borders Oil Creek by 40 linear feet, an excellent fishing stream. Oil Creek offers great kayaking, but best to put it in after Brown St Bridge.

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,884
• − Mortgage interest: −$3,641
• − Property taxes: −$1,080
• − Insurance: −$325
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,891
• Taxable income: $4,726
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,339/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: Titusville Area SD
• NCES district ID: 4223490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $38,179
• Composite: 37.43/100
• National rank: #4418
• State rank: #287 of 539 in PA

Livability — Titusville

• Score: 84/100
• State rank: #104
• US rank: #777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Titusville, PA
• Population (ZIP): 10,120

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 81,399 people
• By 2030: 77,977 · -4.2%
• By 2040: 70,659 · -13.2%
• By 2050: 63,841 · -21.6%
• By 2075: 50,198 · -38.3%
• By 2100: 37,898 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2%
• Common ancestry: Romanian 5% Serbian 3% Iranian 3%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -10.4pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+37.2 2016: R+38.5 2012: R+19.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.41%
• Current HPI: 221.8311
• 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

• 2026-04-16 Listed $65,000 AVBREALTORS

Property tax history

+0.7%/yr

Latest (2025): $1,080 · +2.7% YoY. Source: county tax records.