5 King St · Eldred, PA 16731

$84,900

3 bd · 1.0 ba · 1,431 sqft · Other public records · 20 Days on market

Built 1900 6,098 sqft lot $59/sqft · 14% below area Est $99k · 14% under ↓ 1% since listing

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Why this score? — see what drove the A- 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 +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +5.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This two-story home features a convenient concrete driveway leading to a detached, oversized heated two-car garage. The garage is equipped with an additional garage door in the rear of the garage. Inside the home there is a bedroom and full bathroom on the first level and two additional bedrooms on the second level. Between the home and the garage is a large screen in porch perfect for gatherings and to keep out of the weather. Level rear lawn. Shrubbery lining the front sidewalk giving a nice curb appeal.

Key facts

• Level rear lawn
• 6,098 sq ft lot
• 2 garage spots

Tags

• CONVENIENT CONCRETE DRIVEWAY
• LARGE SCREEN IN PORCH
• LEVEL REAR LAWN

Property features AI

Exterior

• Parking: Detached heated garage with electricity, garage door opener and workshop area; Driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Gas water heater
• Home design: Two-story existing home; Resale property
• Construction: Vinyl siding; Shingle roof; Block and stone foundation; Copper plumbing
• Exterior features: Concrete driveway; Shed(s) and storage; Irregular residential lot; City street frontage; Lot dimensions approximately 65 x 153

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Country kitchen; Window treatments; Drapes
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,102 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety D, amenities F.
• Otto-Eldred SD (rural): math 44% / reading 53% proficiency, ranked #220 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($587 loan paydown + $488 appreciation (0.6% local appreciation)).
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

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

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $99,056
• List price: $84,900
• Delta: -14.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.90×
• Total profit: $21,416
• Equity at exit: $27,121

10-year hold

• IRR: 21.8%
• Equity multiple: 3.54×
• Total profit: $60,311
• Equity at exit: $34,642

Cash invested: $23,772 (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 16731

• Home prices YoY: 0.5%
• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $339

Break-even live

Break-even rent $744

Max offer price $84,900

Occupancy floor 66%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $84,900 Active 20 DOM
2. 2026-06-17
   days on market $84,900 Active 19 DOM
3. 2026-06-16
   days on market $84,900 Active 18 DOM
4. 2026-06-15
   days on market $84,900 Active 17 DOM
5. 2026-06-13
   days on market $84,900 Active 15 DOM
6. 2026-06-12
   days on market $84,900 Active 14 DOM
7. 2026-06-09
   days on market $84,900 Active 11 DOM
8. 2026-06-08
   days on market $84,900 Active 10 DOM
9. 2026-06-08
   days on market $84,900 Active 9 DOM
10. 2026-06-07
    days on market $84,900 Active 8 DOM
11. 2026-06-04
    days on market $84,900 Active 5 DOM
12. 2026-06-02
    days on market $84,900 Active 4 DOM
13. 2026-06-01
    days on market $84,900 Active 3 DOM
14. 2026-05-31
    days on market $84,900 Active 2 DOM
15. 2026-05-13
    listed $84,900 Active 511-char remark

    Show marketing remark (511 chars)

    This two-story home features a convenient concrete driveway leading to a detached, oversized heated two-car garage. The garage is equipped with an additional garage door in the rear of the garage. Inside the home there is a bedroom and full bathroom on the first level and two additional bedrooms on the second level. Between the home and the garage is a large screen in porch perfect for gatherings and to keep out of the weather. Level rear lawn. Shrubbery lining the front sidewalk giving a nice curb appeal.

16. 2025-12-23
    historical
17. 2025-12-10
    price $69,900
18. 2025-12-05
    price $75,900
19. 2025-12-01
    price $79,900
20. 2025-11-25
    listed $85,900 Active

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$28/yr (+$2/mo · 2.1%)

ⓘ 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 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,071
• − Mortgage interest: −$4,756
• − Property taxes: −$1,286
• − Insurance: −$424
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,470
• Taxable income: $2,883
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $3,370/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: Otto-Eldred SD
• NCES district ID: 4218240
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $44,398
• Composite: 40.98/100
• National rank: #3596
• State rank: #220 of 539 in PA

Livability — Eldred

• Score: 65/100
• State rank: #1102
• US rank: #12467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldred, PA
• Population (ZIP): 2,397

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.57%
• Current HPI: 107.4866
• 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

-1.2% since first listed

7 events — show timeline

• 2026-05-30 Listed $84,900 UNYREIS
• 2026-05-13 Listed $84,900 NMPA
• 2025-12-23 Listing Removed — BRIGHT MLS
• 2025-12-10 Price Changed $69,900 BRIGHT MLS
• 2025-12-05 Price Changed $75,900 BRIGHT MLS
• 2025-12-01 Price Changed $79,900 BRIGHT MLS
• 2025-11-25 Listed $85,900 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2025): $1,286 · +4.8% YoY. Source: county tax records.