101 Kirby Driveway · New Freeport, PA 15352

$15,900

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 45 Days on market

Built 1900 5,976 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks

Great investment property, 2 bedroom layout in a quiet country setting, small kitchen and bathroom just waiting for someone to invest their time into making this home beautiful again.

Key facts

• 5,976 sq ft lot
• Built 1900
• Listed 45 days

Property features AI

Finance

• Financial info: Assessed value $500; Annual tax amount $16

Exterior

• Home design: Single-story; Asphalt roof
• Construction: Built previously (resale)
• Exterior features: Lot approximately 0.137 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#1,724 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• West Greene SD (rural): math 32% / reading 54% proficiency, ranked #302 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $587 of equity ($110 loan paydown + $477 appreciation (3.0% local appreciation)).
• Greene County population projected at -20% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $15,423 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 6.33% ✓
• Cap rate: 57.98%
• Cash-on-cash: 184.61%
• DSCR: 9.21
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.45×
• Total profit: $42,050
• Equity at exit: $7,149

10-year hold

• IRR: —
• Equity multiple: 22.02×
• Total profit: $93,586
• Equity at exit: $11,018

Cash invested: $4,452 (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 15352

• Active inventory: 4
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$83
• Tax est. 1.5%: −$20 /mo · $238/yr
• Insurance: −$7
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $629

Break-even live

Break-even rent $209

Max offer price $15,900

Occupancy floor 32%

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: $3,975
• Closing costs: $477
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   status $15,900 Pending 45 DOM
2. 2026-06-08
   days on market $15,900 Active 45 DOM
3. 2026-06-08
   days on market $15,900 Active 44 DOM
4. 2026-06-05
   days on market $15,900 Active 42 DOM
5. 2026-06-04
   days on market $15,900 Active 40 DOM
6. 2026-06-02
   days on market $15,900 Active 39 DOM
7. 2026-06-01
   days on market $15,900 Active 38 DOM
8. 2026-05-31
   days on market $15,900 Active 37 DOM
9. 2026-04-23
   listed $17,500 Active 183-char remark
10. 2018-03-22
    soldstatus $53,259

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,073
• − Mortgage interest: −$891
• − Property taxes: −$238
• − Insurance: −$746
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$463
• Taxable income: $7,803
• Est. tax owed @ 24.0%: −$1,873
• After-tax cash flow: $5,680/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: West Greene SD
• NCES district ID: 4225440
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $48,472
• Composite: 36.75/100
• National rank: #4583
• State rank: #302 of 539 in PA

Livability — New Freeport

• Score: 45/100
• State rank: #1724
• US rank: #26634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Freeport, PA
• Population (ZIP): 659

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-70.1% since first listed

4 events — show timeline

• 2026-06-08 Pending — West Penn MLS
• 2026-05-28 Price Changed $15,900 West Penn MLS
• 2026-04-23 Listed $17,500 West Penn MLS
• 2018-03-22 Sold (Public Records) $53,259 Public Records

Property tax history

-26.4%/yr

Latest (2025): $16 · +0.0% YoY. Source: county tax records.