939 Watson Rd · Titusville, PA 16354

$115,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily · 149 Days on market

Built 1976 0.36 ac lot $63/sqft · at area comps Est $118k · at est. ↓ 42% since listing

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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 +12.7/30.0
• ARV discount +8.8/15.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 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

Roomy 1,836 sq ft, single level home situated on +/- 0.36 acres on the edge of town with 3 bedroom 2 baths, one with jetted garden tub, large living room and additional family room, dining room with built ins perfect for storage and functional kitchen with appliances. This home also features an enclosed porch at the rear of the home and open small porch, vinyl windows, basement workshop, 100 amp service, 1 1/2 stall integral garage with opener, newer forced air furnace, newer hot water tank and metal roof installed in 2017. Seller only accepting cash or conventional buyers only at this time. Taxes $3659.18

Key facts

• Vinyl windows
• Metal roof
• Basement workshop

Tags

• SINGLE LEVEL HOME
• ENCLOSED PORCH
• VINYL WINDOWS
• BASEMENT WORKSHOP
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-13 ($-158/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (2.0% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% 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.
• Zoned schools: Early Childhood Lc (233 students, 76% FRL); Titusville Ms (math 19% / reading 50%, grade F, #328 of 512 statewide, top 65%, 451 students, 68% FRL); Titusville Shs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 573 students, 50% FRL).
• 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 $795 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.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $101,200 (12.0% 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 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

• ARV (median comp): $118,379
• List price: $115,000
• Delta: -2.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 E Spruce St	0.40mi	3/2.0	1,718 (-6%)	21mo	$180,000	$105	53
403 East Main St	0.66mi	4/2.0 (+1)	1,716 (-6%)	5mo	$93,800	$55	49
411 North Brown St	0.64mi	3/2.0	1,600 (-13%)	3mo	$138,500	$87	46

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-19,371
• Equity at exit: $17,147

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-17,539
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$278 /mo · $3,333/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-13

Break-even live

Break-even rent $1,176

Max offer price $112,681

Occupancy floor 96%

Sensitivity live

Price	-10% $52	-5% $19	+0% $-13	+5% $-46	+10% $-78
Rent	-10% $-105	-5% $-59	+0% $-13	+5% $33	+10% $78
Rate	-1.0pp $45	-0.5pp $16	base $-13	+0.5pp $-43	+1.0pp $-73

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $115,000 Active 149 DOM
2. 2026-06-21
   days on market $115,000 Active 148 DOM
3. 2026-06-18
   days on market $115,000 Active 146 DOM
4. 2026-06-17
   days on market $115,000 Active 145 DOM
5. 2026-06-16
   days on market $115,000 Active 144 DOM
6. 2026-06-15
   days on market $115,000 Active 143 DOM
7. 2026-06-13
   days on market $115,000 Active 141 DOM
8. 2026-06-12
   days on market $115,000 Active 140 DOM
9. 2026-06-09
   days on market $115,000 Active 137 DOM
10. 2026-06-08
    days on market $115,000 Active 136 DOM
11. 2026-06-08
    days on market $115,000 Active 135 DOM
12. 2026-06-07
    days on market $115,000 Active 134 DOM
13. 2026-06-04
    days on market $115,000 Active 131 DOM
14. 2026-06-02
    days on market $115,000 Active 130 DOM
15. 2026-06-01
    days on market $115,000 Active 129 DOM
16. 2026-05-31
    days on market $115,000 Active 128 DOM
17. 2026-05-13
    price $115,000 613-char remark

    Show marketing remark (613 chars)

    Roomy 1,836 sq ft, single level home situated on +/- 0.36 acres on the edge of town with 3 bedroom 2 baths, one with jetted garden tub, large living room and additional family room, dining room with built ins perfect for storage and functional kitchen with appliances. This home also features an enclosed porch at the rear of the home and open small porch, vinyl windows, basement workshop, 100 amp service, 1 1/2 stall integral garage with opener, newer forced air furnace, newer hot water tank and metal roof installed in 2017. Seller only accepting cash or conventional buyers only at this time. Taxes $3659.18

18. 2026-01-23
    listed $125,000 Active 613-char remark

    Show marketing remark (613 chars)

    Roomy 1,836 sq ft, single level home situated on +/- 0.36 acres on the edge of town with 3 bedroom 2 baths, one with jetted garden tub, large living room and additional family room, dining room with built ins perfect for storage and functional kitchen with appliances. This home also features an enclosed porch at the rear of the home and open small porch, vinyl windows, basement workshop, 100 amp service, 1 1/2 stall integral garage with opener, newer forced air furnace, newer hot water tank and metal roof installed in 2017. Seller only accepting cash or conventional buyers only at this time. Taxes $3659.18

19. 2025-07-20
    price $188,000
20. 2025-04-06
    listed $199,900 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: $3,333 · $278/mo
• Projected year-2 tax: $3,333 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 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: $13,908
• − Mortgage interest: −$6,442
• − Property taxes: −$3,333
• − Insurance: −$575
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,345
• Taxable loss: −$2,012
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $325/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

-42.5% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $115,000 AVBREALTORS
• 2026-01-23 Listed $125,000 AVBREALTORS
• 2025-07-20 Price Changed $188,000 AVBREALTORS
• 2025-04-06 Listed $199,900 AVBREALTORS

Property tax history

+0.3%/yr

Latest (2025): $3,333 · +2.7% YoY. Source: county tax records.