354 Pine St · Meadville, PA 16335

$69,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily · 30 Days on market

6,107 sqft lot Est $108k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed, 1 bath home features durable metal roofs on both the house and the oversized garage, updated windows and a renovated walk-in shower. A large detached garage, with brand new concrete pad, is a standout feature-perfect for hobbyists, business owners or anyone in need of extra space. Garage includes a finished office, a spacious 19'x15' bonus room upstairs and a covered outdoor area-ideal for entertaining or relaxing. Located only minutes from everything downtown.

Key facts

• Updated windows
• Bonus room
• Metal roofs

Tags

• METAL ROOFS
• UPDATED WINDOWS
• RENOVATED WALK-IN SHOWER
• DETACHED GARAGE
• FINISHED OFFICE
• BONUS ROOM

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Metal roof
• Exterior features: Enclosed porch; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Gas oven, Gas range, Refrigerator; Fireplace (1); Full unfinished basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.9% in Meadville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#72 in PA, #502 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment F.
• Crawford Central SD (town): math 28% / reading 51% proficiency, ranked #367 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($68k) 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.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.64% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.11%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $108,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
596 Williamson Rd	0.43mi	3/1.0	1,152 (-9%)	9mo	$122,000	$106	58
18786 Williams St	0.66mi	2/1.0 (-1)	1,248 (-1%)	7mo	$12,000	$10	57
362 Randolph St	0.56mi	3/1.5	1,344 (+7%)	8mo	$68,000	$51	54
325 Wallace St	0.53mi	3/1.0	1,320 (+5%)	19mo	$45,000	$34	51
757 Garden St	0.53mi	3/1.0	1,360 (+8%)	17mo	$35,000	$26	48
788 Stewart St	0.58mi	3/1.0	1,072 (-15%)	0mo	$92,000	$86	48
606 Williamson Rd	0.44mi	4/1.5 (+1)	1,204 (-4%)	22mo	$135,000	$112	46
1248 Carmont Dr	0.61mi	3/1.5	1,144 (-9%)	10mo	$198,000	$173	46
752 Williamson Rd	0.67mi	3/1.5	1,184 (-6%)	13mo	$137,000	$116	46
1031 Catherine St	0.37mi	3/1.0	1,400 (+11%)	23mo	$93,000	$66	45
761 Stewart St	0.64mi	3/2.0	1,200 (-5%)	23mo	$115,500	$96	40
668 North St	0.72mi	3/1.0	1,440 (+14%)	20mo	$70,000	$49	25

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: 22.3%
• Equity multiple: 1.91×
• Total profit: $17,644
• Equity at exit: $10,288

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $52,470
• Equity at exit: $5,966

Cash invested: $19,320 (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 16335

• Home prices YoY: -9.0%
• Active inventory: 133
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $453

Break-even live

Break-even rent $561

Max offer price $69,000

Occupancy floor 55%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $69,000 Active 30 DOM
2. 2026-06-18
   days on market $69,000 Active 29 DOM
3. 2026-06-17
   days on market $69,000 Active 28 DOM
4. 2026-06-16
   days on market $69,000 Active 27 DOM
5. 2026-06-15
   days on market $69,000 Active 26 DOM
6. 2026-06-14
   days on market $69,000 Active 24 DOM
7. 2026-06-12
   days on market $69,000 Active 23 DOM
8. 2026-06-09
   days on market $69,000 Active 20 DOM
9. 2026-06-08
   days on market $69,000 Active 19 DOM
10. 2026-06-07
    days on market $69,000 Active 18 DOM
11. 2026-06-07
    days on market $69,000 Active 17 DOM
12. 2026-06-02
    days on market $69,000 Active 13 DOM
13. 2026-06-01
    days on market $69,000 Active 12 DOM
14. 2026-05-31
    pricedays on market $69,000 Active 11 DOM
15. 2026-05-30
    days on market $72,500 Active 10 DOM
16. 2026-05-20
    listed $72,500 Active
17. 2025-05-12
    listed $59,000 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: $633 · $53/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$229/yr (+$19/mo · 36.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,609
• − Mortgage interest: −$3,865
• − Property taxes: −$633
• − Insurance: −$345
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,007
• Taxable income: $4,582
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,332/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: Crawford Central SD
• NCES district ID: 4207080
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $41,837
• Composite: 33.21/100
• National rank: #5530
• State rank: #367 of 539 in PA

Livability — Meadville

• Score: 85/100
• State rank: #72
• US rank: #502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadville, PA
• County: Crawford County · 27,175 people
• City population: 27,175
• Metro: Meadville, PA
• Population (ZIP): 27,175
• Household income: $57,591
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 953.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

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: ▼ -26.80%
• Current HPI: 272.4095
• Rent YoY: —
• Metro: Meadville, PA
• 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

+22.9% since first listed

2 events — show timeline

• 2026-05-20 Listed $72,500 GEBOR
• 2025-05-12 Listed $59,000 GEBOR

Property tax history

-4.4%/yr

Latest (2025): $633 · -2.0% YoY. Source: county tax records.