14510 Limber Rd · Meadville, PA 16335

$170,000

3 bd · 1.0 ba · 1,680 sqft · SingleFamily · 58 Days on market

2.00 ac lot $101/sqft · 32% below area Est $250k · 32% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location-Location- home outside of city of Meadville in Woodcock Twp. Large older farmhouse on 2 acres about 2 miles from Allegheny College, 3 miles from downtown Meadville. Penncrest Schools. Remodeled in recent years, carpet does need repair and home may need some TLC. Metal roof on house area and shingle roof over 2 car attached oversize garage. Mature landscaping, level mowed lawn.

Key facts

• Metal roof
• Penncrest schools
• 2 acres

Tags

• LARGE OLDER FARMHOUSE
• 2 ACRES
• 2 MILES FROM ALLEGHENY COLLEGE
• PENNCREST SCHOOLS
• METAL ROOF
• 2 CAR ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (32.3% below list).
• Recommended offer: $115k (32.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#72 in PA, #502 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment F.
• Penncrest SD (rural): math 31% / reading 50% proficiency, ranked #348 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,100 (32.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 12.3

CMA / ARV

• ARV (median comp): $249,778
• List price: $170,000
• Delta: -31.94%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Leslie Rd	0.69mi	3/2.5	1,682 (+0%)	3mo	$248,000	$147	59
20580 Limber Creek Dr	0.53mi	3/2.0	1,650 (-2%)	13mo	$247,000	$150	57
895 Martin St	0.73mi	3/2.5	1,568 (-7%)	5mo	$262,000	$167	45
964 Leslie Rd	0.63mi	3/2.0	1,585 (-6%)	21mo	$183,500	$116	40
14746 N Main Ext	0.57mi	4/2.0 (+1)	1,490 (-11%)	11mo	$198,000	$133	36
929 Leslie Rd	0.59mi	3/2.5	1,900 (+13%)	19mo	$184,750	$97	29

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-35,960
• Equity at exit: $25,348

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-42,328
• Equity at exit: $14,698

Cash invested: $47,600 (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 16335

• Home prices YoY: -9.0%
• Active inventory: 133
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-131

Break-even live

Break-even rent $1,317

Max offer price $146,846

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-83	+0% $-131	+5% $-179	+10% $-227
Rent	-10% $-222	-5% $-177	+0% $-131	+5% $-86	+10% $-40
Rate	-1.0pp $-45	-0.5pp $-88	base $-131	+0.5pp $-175	+1.0pp $-220

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $170,000 Active 58 DOM
2. 2026-06-18
   days on market $170,000 Active 57 DOM
3. 2026-06-17
   days on market $170,000 Active 56 DOM
4. 2026-06-16
   days on market $170,000 Active 55 DOM
5. 2026-06-15
   days on market $170,000 Active 54 DOM
6. 2026-06-14
   days on market $170,000 Active 52 DOM
7. 2026-06-12
   days on market $170,000 Active 51 DOM
8. 2026-06-09
   days on market $170,000 Active 48 DOM
9. 2026-06-08
   days on market $170,000 Active 47 DOM
10. 2026-06-07
    days on market $170,000 Active 46 DOM
11. 2026-06-07
    days on market $170,000 Active 45 DOM
12. 2026-06-03
    days on market $170,000 Active 42 DOM
13. 2026-06-02
    days on market $170,000 Active 41 DOM
14. 2026-06-01
    days on market $170,000 Active 40 DOM
15. 2026-05-31
    days on market $170,000 Active 39 DOM
16. 2026-05-30
    days on market $170,000 Active 38 DOM
17. 2026-04-22
    listed $170,000 Active 388-char remark

    Show marketing remark (388 chars)

    Location-Location- home outside of city of Meadville in Woodcock Twp. Large older farmhouse on 2 acres about 2 miles from Allegheny College, 3 miles from downtown Meadville. Penncrest Schools. Remodeled in recent years, carpet does need repair and home may need some TLC. Metal roof on house area and shingle roof over 2 car attached oversize garage. Mature landscaping, level mowed lawn.

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,811 · $151/mo
• Expected delta: +$875/yr (+$73/mo · 93.4%)

ⓘ 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 1/10 Low 7 d/yr ≥91°F today · 17 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: $13,812
• − Mortgage interest: −$9,523
• − Property taxes: −$936
• − Insurance: −$850
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$4,945
• Taxable loss: −$4,652
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $-456/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: Penncrest SD
• NCES district ID: 4218740
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $47,927
• Composite: 34.64/100
• National rank: #5146
• State rank: #348 of 539 in PA

Livability — Meadville

• Score: 85/100
• State rank: #72
• US rank: #502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County · 27,175 people
• City population: 27,175
• Metro: Meadville, PA
• Population (ZIP): 27,175
• Household income: $57,591
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 953.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

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: ▼ -26.80%
• Current HPI: 272.4095
• Rent YoY: —
• Metro: Meadville, PA
• 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

• 2026-04-22 Listed $170,000 GEBOR

Property tax history

+1.6%/yr

Latest (2025): $936 · +4.8% YoY. Source: county tax records.