235 W Cross Ave · Masontown, PA 15461

$35,000

2 bd · 1.0 ba · 819 sqft · SingleFamily public records · 43 Days on market

Built 1950 6,085 sqft lot $43/sqft · 65% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Single-story 2-bedroom, 1-bath home featuring both front and rear parking options and a functional layout. Exterior offers a raised front entry, side access, and a backyard with deck space and additional storage potential. Interior requires updates and cleanout, presenting a great opportunity for investors, flippers, or buyers looking to renovate and build equity. Property includes a kitchen with adjoining living space and two bedrooms on the main level. Major mechanical updates already completed, including roof and furnace approximately 7 years old and hot water tank approximately 10 years old, providing a solid starting point for improvements.

Key facts

• 6,085 sq ft lot
• Built 1950
• Listed 43 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($917 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,115 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $824 of equity ($242 loan paydown + $582 appreciation (1.7% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.62% ✓
• Cap rate: 21.65%
• Cash-on-cash: 54.84%
• DSCR: 3.44
• GRM: 3.2

CMA / ARV

• ARV (median comp): $99,407
• List price: $35,000
• Delta: -64.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Westwood Ave	0.61mi	3/1.5 (+1)	806 (-2%)	2mo	$125,000	$155	60
523 N Main St	0.65mi	3/1.5 (+1)	882 (+8%)	1mo	$154,900	$176	49
11 Gilmore Ave	0.64mi	2/1.5	744 (-9%)	7mo	$36,001	$48	47

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

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.4%
• Equity multiple: 4.10×
• Total profit: $30,365
• Equity at exit: $13,171

10-year hold

• IRR: 59.2%
• Equity multiple: 8.28×
• Total profit: $71,344
• Equity at exit: $18,490

Cash invested: $9,800 (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 15461

• Home prices YoY: 0.8%
• Active inventory: 19
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $917 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $448

Break-even live

Break-even rent $350

Max offer price $35,000

Occupancy floor 46%

Sensitivity live

Price	-10% $468	-5% $458	+0% $448	+5% $438	+10% $428
Rent	-10% $375	-5% $412	+0% $448	+5% $484	+10% $520
Rate	-1.0pp $466	-0.5pp $457	base $448	+0.5pp $439	+1.0pp $430

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $35,000 Pending 43 DOM
2. 2026-06-17
   days on market $35,000 Contingent 43 DOM
3. 2026-06-16
   days on market $35,000 Contingent 42 DOM
4. 2026-06-15
   days on market $35,000 Contingent 41 DOM
5. 2026-06-14
   days on market $35,000 Contingent 39 DOM
6. 2026-06-13
   days on market $35,000 Contingent 38 DOM
7. 2026-06-10
   days on market $35,000 Contingent 36 DOM
8. 2026-06-09
   days on market $35,000 Contingent 35 DOM
9. 2026-06-08
   days on market $35,000 Contingent 34 DOM
10. 2026-06-07
    days on market $35,000 Contingent 33 DOM
11. 2026-06-02
    days on market $35,000 Contingent 28 DOM
12. 2026-06-01
    days on market $35,000 Contingent 27 DOM
13. 2026-05-31
    days on market $35,000 Contingent 26 DOM
14. 2026-05-30
    days on market $35,000 Contingent 25 DOM
15. 2026-05-11
    historical Contingent 653-char remark
16. 2026-05-05
    listed $35,000 Active 653-char remark

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $942 · $79/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 4/10 Moderate 7 d/yr ≥98°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: $11,006
• − Mortgage interest: −$1,961
• − Property taxes: −$942
• − Insurance: −$175
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$1,018
• Taxable income: $5,149
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $4,139/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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Masontown

• Score: 65/100
• State rank: #1115
• US rank: #12702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masontown, PA
• Population (ZIP): 3,624

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 11% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 9% Romanian 7% Slovak 5%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 207.2041
• 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

3 events — show timeline

• 2026-06-17 Pending — West Penn MLS
• 2026-05-11 Contingent — West Penn MLS
• 2026-05-05 Listed $35,000 West Penn MLS

Property tax history

+3.6%/yr

Latest (2026): $942 · +0.0% YoY. Source: county tax records.