157 Lamberton St · Sugarcreek, PA 16323

$105,000

3 bd · 1.5 ba · 1,768 sqft · MultiFamily public records · 7 Days on market

Built 1905 7,187 sqft lot $59/sqft · 18% above area Est $89k · 18% over

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Why this score? — see what drove the C- 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 +17.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

EXPERIENCE HOME in this inviting 3-bedroom, 2-bathroom home in the heart of Franklin/Rocky Grove, Venango County. With its warm character, generous room sizes, and highly functional layout, this property is perfect for anyone looking to settle into a comfortable home. Step inside to a cozy living room featuring beautiful hardwood floors, ideal for relaxing evenings or hosting friends. The large kitchen offers plenty of counter space and storage, making meal prep and gatherings a breeze. Downstairs, you'll find a spacious basement with endless potential—storage, workshop, gym, or future finishing for added living space. The standout feature is the oversized attached two car garage, offering ample room for vehicles, tools, projects, and hobbies. This home offers the perfect balance of charm and practicality. Located in a quiet, friendly neighborhood with easy access to Franklin's shops, parks, and outdoor recreation, this home blends comfort, convenience, and long term value. See it!

Key facts

• Large kitchen
• Easy access to shops
• Spacious basement

Tags

• HARDWOOD FLOORS
• LARGE KITCHEN
• SPACIOUS BASEMENT
• OVERSIZED ATTACHED GARAGE
• QUIET FRIENDLY NEIGHBORHOOD
• EASY ACCESS TO SHOPS

Property features AI

Exterior

• Parking: Attached garage; Off-street parking; Total of 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Stove; Some gas appliances
• Flooring: Hardwood; Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Jetted tub
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 66/100 on livability (#1,056 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Valley Grove SD (rural): math 36% / reading 58% proficiency, ranked #256 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k 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.
• 3 sale attempts since 2y ago 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 $24k; list at $105k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1905 — 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (median comp): $88,630
• List price: $105,000
• Delta: 18.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Gilfillan St	0.09mi	4/2.0 (+1)	1,750 (-1%)	20mo	$49,900	$29	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $62,628
• Equity at exit: $94,592

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $180,226
• Equity at exit: $203,992

Cash invested: $29,400 (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 16323

• Home prices YoY: 12.2%
• Active inventory: 51
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $85

Break-even live

Break-even rent $942

Max offer price $105,000

Occupancy floor 87%

Sensitivity live

Price	-10% $144	-5% $115	+0% $85	+5% $55	+10% $26
Rent	-10% $2	-5% $44	+0% $85	+5% $126	+10% $168
Rate	-1.0pp $138	-0.5pp $112	base $85	+0.5pp $58	+1.0pp $30

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Sassafrass St Franklin, PA	3.0	1.0	1300	$1,050	$0.81	44d	1	1.25mi

Listing history 5 events

1. 2026-05-12
   listed $105,000 Active 1187-char remark

   Show marketing remark (1002 chars)

   EXPERIENCE HOME in this inviting 3-bedroom, 2-bathroom home in the heart of Franklin/Rocky Grove, Venango County. With its warm character, generous room sizes, and highly functional layout, this property is perfect for anyone looking to settle into a comfortable home. Step inside to a cozy living room featuring beautiful hardwood floors, ideal for relaxing evenings or hosting friends. The large kitchen offers plenty of counter space and storage, making meal prep and gatherings a breeze. Downstairs, you'll find a spacious basement with endless potential—storage, workshop, gym, or future finishing for added living space. The standout feature is the oversized attached two car garage, offering ample room for vehicles, tools, projects, and hobbies. This home offers the perfect balance of charm and practicality. Located in a quiet, friendly neighborhood with easy access to Franklin's shops, parks, and outdoor recreation, this home blends comfort, convenience, and long term value. See it!

2. 2026-05-12
   listed $105,000 Active 1002-char remark

   Show marketing remark (1002 chars)

   EXPERIENCE HOME in this inviting 3-bedroom, 2-bathroom home in the heart of Franklin/Rocky Grove, Venango County. With its warm character, generous room sizes, and highly functional layout, this property is perfect for anyone looking to settle into a comfortable home. Step inside to a cozy living room featuring beautiful hardwood floors, ideal for relaxing evenings or hosting friends. The large kitchen offers plenty of counter space and storage, making meal prep and gatherings a breeze. Downstairs, you'll find a spacious basement with endless potential—storage, workshop, gym, or future finishing for added living space. The standout feature is the oversized attached two car garage, offering ample room for vehicles, tools, projects, and hobbies. This home offers the perfect balance of charm and practicality. Located in a quiet, friendly neighborhood with easy access to Franklin's shops, parks, and outdoor recreation, this home blends comfort, convenience, and long term value. See it!

3. 2024-09-29
   price $162,500
4. 2024-09-09
   listed $174,900 Active
5. 1984-08-16
   soldstatus $24,000

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $1,801 · $150/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 3/10 Moderate 7 d/yr ≥95°F today · 18 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: $12,600
• − Mortgage interest: −$5,882
• − Property taxes: −$1,801
• − Insurance: −$525
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,055
• Taxable loss: −$678
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,183/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: Valley Grove SD
• NCES district ID: 4224630
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $42,090
• Composite: 39.46/100
• National rank: #3957
• State rank: #256 of 539 in PA

Livability — Sugarcreek

• Score: 66/100
• State rank: #1056
• US rank: #11914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugarcreek, PA
• City population: 15,310
• Population (ZIP): 14,694

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.68%
• Current HPI: 245.9766
• 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

+337.5% since first listed

7 events — show timeline

• 2026-05-19 Contingent — AVBREALTORS
• 2026-05-19 Pending — West Penn MLS
• 2026-05-12 Listed $105,000 West Penn MLS
• 2026-05-12 Listed $105,000 AVBREALTORS
• 2024-09-29 Price Changed $162,500 AVBREALTORS
• 2024-09-09 Listed $174,900 AVBREALTORS
• 1984-08-16 Sold (Public Records) $24,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $1,801 · +3.0% YoY. Source: county tax records.