9710 Crane Rd · Cranesville, PA 16410

$189,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 7 Days on market

Built 1950 1.50 ac lot $158/sqft · 25% below area Est $252k · 25% 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
• Appreciation +7.9/10.0
• Cash flow +5.9/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.3/10.0

Listing remarks

Wait no longer!!! This solid brick 3-bedroom home is on 1.5 beautiful acres and has wonderful curb appeal. It features plaster walls, many hardwood floors, a nice size kitchen with quality cabinets, and a breakfast area. you'll love the enclosed breeze-way to the 2-car garage and the ever popular covered front porch and back patio. Also, there is a large storage shed in the backyard.

Key facts

• Plaster walls
• 1.5 beautiful acres
• Quality cabinets

Tags

• SOLID BRICK HOME
• 1.5 BEAUTIFUL ACRES
• PLASTER WALLS
• HARDWOOD FLOORS
• QUALITY CABINETS
• BREAKFAST AREA

Property features AI

Exterior

• Parking: Attached garage; 2-car garage space (6 total parking spaces)
• Utilities: Well water; Septic tank
• Home design: Single-family residence; One level / single-story
• Construction: Brick construction
• Exterior features: Corner lot; Paved road access; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 7 total rooms (includes bedroom count within rooms total not separately listed)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-368 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (40.2% below list).
• Recommended offer: $113k (40.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#849 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety D-.
• Northwestern SD (town): math 35% / reading 48% proficiency, ranked #333 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northwestern El Sch (math 42% / reading 47%, grade F, #815 of 1,518 statewide, top 56%, 348 students, 100% FRL); Northwestern Ms (math 19% / reading 47%, grade F, #346 of 512 statewide, top 69%, 279 students, 100% FRL); Northwestern Shs (math 77%, 410 students, 89% FRL) — zoned schools average 96% FRL vs 50% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.9% local appreciation)).
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,481 (40.2% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.60% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.29%
• DSCR: 0.63
• GRM: 13.9

CMA / ARV

• ARV (median comp): $252,078
• List price: $189,900
• Delta: -24.67%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.56×
• Total profit: $29,951
• Equity at exit: $117,828

10-year hold

• IRR: 10.0%
• Equity multiple: 3.01×
• Total profit: $106,794
• Equity at exit: $212,348

Cash invested: $53,172 (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 16410

• Home prices YoY: 2.3%
• Active inventory: 7
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-368

Break-even live

Break-even rent $1,600

Max offer price $124,979

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-314	+0% $-368	+5% $-421	+10% $-475
Rent	-10% $-457	-5% $-412	+0% $-368	+5% $-323	+10% $-278
Rate	-1.0pp $-272	-0.5pp $-319	base $-368	+0.5pp $-417	+1.0pp $-467

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $189,900 Active 386-char remark

ⓘ 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: $2,268 · $189/mo
• Projected year-2 tax: $2,634 · $220/mo
• Expected delta: +$366/yr (+$31/mo · 16.1%)

ⓘ 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 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,618
• − Mortgage interest: −$10,637
• − Property taxes: −$2,268
• − Insurance: −$950
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$5,524
• Taxable loss: −$7,941
• Est. tax savings @ 24.0%: +$1,906
• After-tax cash flow: $-2,504/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: Northwestern SD
• NCES district ID: 4217880
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 48% ▼ -22.00%
• Median HH income: $48,180
• Composite: 35.51/100
• National rank: #4912
• State rank: #333 of 539 in PA

Livability — Cranesville

• Score: 69/100
• State rank: #849
• US rank: #8910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,987

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1% Pacific Islander 1%
• Common ancestry: Romanian 11% Scotch-Irish 3% Portuguese 2%
• Foreign-born: 0%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.87%
• Current HPI: 260.6066
• 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

2 events — show timeline

• 2026-05-21 Pending — GEBOR
• 2026-05-14 Listed $189,900 GEBOR

Property tax history

+3.6%/yr

Latest (2026): $2,268 · +4.3% YoY. Source: county tax records.