30 Lincoln St · Cokeburg, PA 15324

$39,500

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 232 Days on market

Built 1900 3,563 sqft lot $37/sqft · 40% below area Est $66k · 40% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity knocks with this affordable half duplex in Cokeburg Borough. This 2-bedroom, 1-bath home offers solid potential for a first-time buyer, downsizer, or investor looking for a manageable project. The layout includes a spacious living area, kitchen, and two comfortable bedrooms upstairs. The property also features a detached 1-car garage—good for parking or extra storage. While the home needs some updates, it has strong bones and great potential with a little vision and effort. Located on a quiet residential street with easy access to Route 917 and local amenities.

Key facts

• Detached garage
• 3,563 sq ft lot
• Garage

Tags

• DETACHED GARAGE
• QUIET RESIDENTIAL STREET
• EASY ACCESS TO ROUTE 917

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,519 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, schools F.
• Bentworth SD (rural): math 35% / reading 68% proficiency, ranked #164 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($273 loan paydown + $1k appreciation (3.2% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $40k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.74% ✓
• Cap rate: 23.14%
• Cash-on-cash: 60.18%
• DSCR: 3.68
• GRM: 3.0

CMA / ARV

• ARV (median comp): $66,236
• List price: $39,500
• Delta: -40.36%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Lincoln St	0.02mi	2/1.5	1,084 (+2%)	6mo	$72,000	$66	88
14 Franklin St	0.11mi	2/2.0	1,080 (+2%)	3mo	$105,000	$97	85
24 Adams St	0.06mi	2/1.0	1,120 (+6%)	4mo	$68,500	$61	85
37 Lincoln St	0.04mi	3/2.0 (+1)	1,080 (+2%)	8mo	$62,000	$57	80
46 Grant St	0.35mi	3/1.0 (+1)	1,214 (+14%)	20mo	$139,900	$115	37

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

Projected returns pro-forma

3.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.3%
• Equity multiple: 4.67×
• Total profit: $40,642
• Equity at exit: $18,315

10-year hold

• IRR: 64.7%
• Equity multiple: 9.55×
• Total profit: $94,581
• Equity at exit: $28,664

Cash invested: $11,060 (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 15324

• Home prices YoY: 2.6%
• Active inventory: 4
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$77 /mo · $930/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $555

Break-even live

Break-even rent $381

Max offer price $39,500

Occupancy floor 44%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $39,500 Active 232 DOM
2. 2026-06-17
   days on market $39,500 Active 231 DOM
3. 2026-06-16
   days on market $39,500 Active 230 DOM
4. 2026-06-15
   days on market $39,500 Active 229 DOM
5. 2026-06-13
   days on market $39,500 Active 227 DOM
6. 2026-06-13
   pricedays on market $39,500 Active 226 DOM
7. 2026-06-09
   days on market $42,000 Active 223 DOM
8. 2026-06-08
   days on market $42,000 Active 222 DOM
9. 2026-06-07
   days on market $42,000 Active 221 DOM
10. 2026-06-03
    days on market $42,000 Active 217 DOM
11. 2026-06-02
    days on market $42,000 Active 216 DOM
12. 2026-06-01
    days on market $42,000 Active 215 DOM
13. 2026-05-31
    days on market $42,000 Active 214 DOM
14. 2026-04-30
    price $42,000 585-char remark

    Show marketing remark (585 chars)

    Opportunity knocks with this affordable half duplex in Cokeburg Borough. This 2-bedroom, 1-bath home offers solid potential for a first-time buyer, downsizer, or investor looking for a manageable project. The layout includes a spacious living area, kitchen, and two comfortable bedrooms upstairs. The property also features a detached 1-car garage—good for parking or extra storage. While the home needs some updates, it has strong bones and great potential with a little vision and effort. Located on a quiet residential street with easy access to Route 917 and local amenities.

15. 2026-03-09
    price $47,000 585-char remark

    Show marketing remark (585 chars)

    Opportunity knocks with this affordable half duplex in Cokeburg Borough. This 2-bedroom, 1-bath home offers solid potential for a first-time buyer, downsizer, or investor looking for a manageable project. The layout includes a spacious living area, kitchen, and two comfortable bedrooms upstairs. The property also features a detached 1-car garage—good for parking or extra storage. While the home needs some updates, it has strong bones and great potential with a little vision and effort. Located on a quiet residential street with easy access to Route 917 and local amenities.

16. 2025-10-29
    listed $49,900 Active 585-char remark

    Show marketing remark (585 chars)

    Opportunity knocks with this affordable half duplex in Cokeburg Borough. This 2-bedroom, 1-bath home offers solid potential for a first-time buyer, downsizer, or investor looking for a manageable project. The layout includes a spacious living area, kitchen, and two comfortable bedrooms upstairs. The property also features a detached 1-car garage—good for parking or extra storage. While the home needs some updates, it has strong bones and great potential with a little vision and effort. Located on a quiet residential street with easy access to Route 917 and local amenities.

17. 2012-11-21
    soldstatus $10,000

ⓘ 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: $930 · $77/mo
• Projected year-2 tax: $930 · $77/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,999
• − Mortgage interest: −$2,213
• − Property taxes: −$930
• − Insurance: −$198
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,149
• Taxable income: $6,430
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $5,113/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: Bentworth SD
• NCES district ID: 4203360
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 68% ▼ -1.00%
• Median HH income: $47,992
• Composite: 43.7/100
• National rank: #2954
• State rank: #164 of 539 in PA

Livability — Cokeburg

• Score: 59/100
• State rank: #1519
• US rank: #19745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cokeburg, PA
• City population: 749
• Population (ZIP): 749

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 11% Serbian 3% Slovak 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.25%
• Current HPI: 128.5059
• 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

+320.0% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $42,000 West Penn MLS
• 2026-03-09 Price Changed $47,000 West Penn MLS
• 2025-10-29 Listed $49,900 West Penn MLS
• 2012-11-21 Sold (Public Records) $10,000 Public Records

Property tax history

+2.9%/yr

Latest (2026): $930 · +5.9% YoY. Source: county tax records.