301 Bank St · Titusville, PA 16354

$97,000

4 bd · 2.0 ba · 1,514 sqft · SingleFamily · 26 Days on market

Built 1930 2,614 sqft lot Est $106k · 8% 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 +29.1/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Well maintained, 2 unit investment property features newer roof, a new GFA furnace, new carpeting, new hot water heater, new front stoop, side & rear porches, new countertop in lower unit, & interior paint. Lower unit is a one bedroom & upper unit is 2 bedrooms. Both units have stoves & refrigerators. This property could be reverted back into a one family home.

Key facts

• 2,614 sq ft lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $96k (1.5% 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.
• 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 $671 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $97k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,545 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $105,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 East Spruce St	0.55mi	3/1.5 (-1)	1,484 (-2%)	3mo	$30,000	$20	62
403 East Main St	0.37mi	4/2.0	1,716 (+13%)	5mo	$93,800	$55	56
411 North Brown St	0.60mi	3/2.0 (-1)	1,600 (+6%)	3mo	$138,500	$87	55
110 Breed St	0.25mi	4/2.0	1,741 (+15%)	11mo	$40,000	$23	54
218 Brook St	0.66mi	4/2.0	1,568 (+4%)	14mo	$130,000	$83	52
415 N Franklin St	0.64mi	3/1.0 (-1)	1,504 (-1%)	10mo	$106,000	$70	52
421 East Spruce St	0.54mi	3/1.5 (-1)	1,547 (+2%)	19mo	$88,500	$57	48
518 Dairy St	0.39mi	3/1.0 (-1)	1,340 (-12%)	14mo	$117,950	$88	42
996 National Forge Rd	0.34mi	3/3.0 (-1)	1,320 (-13%)	14mo	$130,000	$98	42
430 North Drake St	0.62mi	3/2.5 (-1)	1,560 (+3%)	20mo	$68,000	$44	42
113 Union St	0.68mi	3/2.5 (-1)	1,644 (+9%)	6mo	$107,000	$65	42
315 W Elm St	0.74mi	3/1.5 (-1)	1,360 (-10%)	13mo	$110,000	$81	30

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $5,668
• Equity at exit: $14,463

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $32,426
• Equity at exit: $8,387

Cash invested: $27,160 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $336

Break-even live

Break-even rent $775

Max offer price $97,000

Occupancy floor 67%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-04-02
   historical $97,000
3. 2026-03-31
   listed $97,000
4. 2026-03-29
   listed $97,000 Active
5. 2019-02-22
   soldstatus $42,000
6. 2019-02-21
   soldstatus $42,000 386-char remark

   Show marketing remark (386 chars)

   Well maintained, 2 unit investment property features newer roof, a new GFA furnace, new carpeting, new hot water heater, new front stoop, side & rear porches, new countertop in lower unit, & interior paint. Lower unit is a one bedroom & upper unit is 2 bedrooms. Both units have stoves & refrigerators. This property could be reverted back into a one family home.

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$385/yr (+$32/mo · 50.5%)

ⓘ 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: $14,410
• − Mortgage interest: −$5,434
• − Property taxes: −$762
• − Insurance: −$485
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,822
• Taxable income: $2,602
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,408/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

+131.0% since first listed

6 events — show timeline

• 2026-04-27 Pending — GEBOR
• 2026-04-02 Rental Removed $97,000 GEBOR
• 2026-03-31 Listed for Rent $97,000 GEBOR
• 2026-03-29 Listed $97,000 GEBOR
• 2019-02-22 Sold (Public Records) $42,000 Public Records
• 2019-02-21 Sold (MLS) $42,000 AVBREALTORS

Property tax history

+10.2%/yr

Latest (2025): $762 · +2.7% YoY. Source: county tax records.