670 Park St · California, PA 15419

$175,000

None bd · None ba · 1,780 sqft · MultiFamily public records · 58 Days on market

Built 1967 5,998 sqft lot

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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 +4.7/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fully Leased 6-Plex Rental House High Cap Rate Seven (7) Bedrooms Six (6) Full Baths Six (6) Kitchens Five (5) Private Entrances Four (4) Off-Street parking Spots Carport Included All 6 Units Rented with Notarized Leases Student Housing License Great Income! Landlord pays "reasonable use" of all utilities Development Potential, R-2 Zoning One Block from Campus

Key facts

• Strong rental demand
• Solid cash flow
• Prime rental market

Tags

• INVESTMENT OPPORTUNITY
• MULTIFAMILY PROPERTY
• STRONG RENTAL DEMAND
• PRIME RENTAL MARKET
• MULTIPLE INCOME STREAMS
• SOLID CASH FLOW

Property features AI

Finance

• Financial info: Tax assessed value $118,200; Annual property tax $2,746

Exterior

• Parking: Off-street parking; On-street parking
• Exterior features: R2 zoning

Interior

• Interior features: Part of a 6-unit community

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $389/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,648 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• California Area SD (rural): math 31% / reading 58% proficiency, ranked #295 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: California Area El Sch (math 32% / reading 62%, grade D-, #737 of 1,518 statewide, top 52%, 490 students, 60% FRL); California Area Ms (math 27% / reading 67%, grade D+, #163 of 512 statewide, top 33%, 138 students, 62% FRL); California Area Shs (math 74%, 286 students, 36% FRL).
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $236 of equity ($1k loan paydown + $-974 appreciation (-0.6% 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 (-0.6% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 2.57% ✓
• Cap rate: 22.31%
• Cash-on-cash: 57.20%
• DSCR: 3.54
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.3%
• Equity multiple: 3.84×
• Total profit: $139,180
• Equity at exit: $46,001

10-year hold

• IRR: 61.0%
• Equity multiple: 7.76×
• Total profit: $331,008
• Equity at exit: $51,586

Cash invested: $49,000 (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 15419

• Home prices YoY: -0.3%
• Active inventory: 18
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$229 /mo · $2,746/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $2,336

Break-even live

Break-even rent $1,544

Max offer price $175,000

Occupancy floor 43%

Sensitivity live

Price	-10% $2,435	-5% $2,385	+0% $2,336	+5% $2,286	+10% $2,236
Rent	-10% $1,980	-5% $2,158	+0% $2,336	+5% $2,513	+10% $2,691
Rate	-1.0pp $2,424	-0.5pp $2,380	base $2,336	+0.5pp $2,290	+1.0pp $2,244

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$4,500
Total (6 units)			$4,500

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Temperance Way Unit 7 California, PA	3.0	2.0	1300	$1,095	$0.84	16d	1	0.56mi

Listing history 30 events

1. 2026-06-21
   days on market $175,000 Active 58 DOM
2. 2026-06-21
   days on market $175,000 Active 57 DOM
3. 2026-06-18
   days on market $175,000 Active 55 DOM
4. 2026-06-17
   days on market $175,000 Active 54 DOM
5. 2026-06-16
   days on market $175,000 Active 53 DOM
6. 2026-06-15
   days on market $175,000 Active 52 DOM
7. 2026-06-13
   days on market $175,000 Active 50 DOM
8. 2026-06-12
   days on market $175,000 Active 49 DOM
9. 2026-06-09
   days on market $175,000 Active 46 DOM
10. 2026-06-08
    days on market $175,000 Active 45 DOM
11. 2026-06-08
    days on market $175,000 Active 44 DOM
12. 2026-06-04
    days on market $175,000 Active 40 DOM
13. 2026-06-02
    days on market $175,000 Active 39 DOM
14. 2026-06-01
    days on market $175,000 Active 38 DOM
15. 2026-05-31
    days on market $175,000 Active 37 DOM
16. 2026-04-24
    listed $175,000 Active 979-char remark
17. 2025-04-06
    historical $495
18. 2025-01-31
    price $495
19. 2025-01-29
    listed $545
20. 2025-01-09
    historical $545
21. 2024-12-10
    price $545
22. 2024-12-04
    listed $600
23. 2024-08-12
    soldstatus $125,000
24. 2018-01-31
    soldstatus $85,000
25. 2018-01-26
    soldstatus $85,000 Sold 384-char remark

    Show marketing remark (384 chars)

    Fully Leased 6-Plex Rental House High Cap Rate Seven (7) Bedrooms Six (6) Full Baths Six (6) Kitchens Five (5) Private Entrances Four (4) Off-Street parking Spots Carport Included All 6 Units Rented with Notarized Leases Student Housing License Great Income! Landlord pays "reasonable use" of all utilities Development Potential, R-2 Zoning One Block from Campus

26. 2018-01-04
    status Under Contract 384-char remark

    Show marketing remark (384 chars)

    Fully Leased 6-Plex Rental House High Cap Rate Seven (7) Bedrooms Six (6) Full Baths Six (6) Kitchens Five (5) Private Entrances Four (4) Off-Street parking Spots Carport Included All 6 Units Rented with Notarized Leases Student Housing License Great Income! Landlord pays "reasonable use" of all utilities Development Potential, R-2 Zoning One Block from Campus

27. 2017-11-15
    historical Expired 384-char remark

    Show marketing remark (384 chars)

    Fully Leased 6-Plex Rental House High Cap Rate Seven (7) Bedrooms Six (6) Full Baths Six (6) Kitchens Five (5) Private Entrances Four (4) Off-Street parking Spots Carport Included All 6 Units Rented with Notarized Leases Student Housing License Great Income! Landlord pays "reasonable use" of all utilities Development Potential, R-2 Zoning One Block from Campus

28. 2017-06-06
    price $87,000 384-char remark

    Show marketing remark (384 chars)

    Fully Leased 6-Plex Rental House High Cap Rate Seven (7) Bedrooms Six (6) Full Baths Six (6) Kitchens Five (5) Private Entrances Four (4) Off-Street parking Spots Carport Included All 6 Units Rented with Notarized Leases Student Housing License Great Income! Landlord pays "reasonable use" of all utilities Development Potential, R-2 Zoning One Block from Campus

29. 2016-11-16
    listed $94,000 Active 384-char remark

    Show marketing remark (384 chars)

    Fully Leased 6-Plex Rental House High Cap Rate Seven (7) Bedrooms Six (6) Full Baths Six (6) Kitchens Five (5) Private Entrances Four (4) Off-Street parking Spots Carport Included All 6 Units Rented with Notarized Leases Student Housing License Great Income! Landlord pays "reasonable use" of all utilities Development Potential, R-2 Zoning One Block from Campus

30. 1972-09-15
    soldstatus $12,000

ⓘ 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: $2,746 · $229/mo
• Projected year-2 tax: $2,756 · $230/mo
• Expected delta: +$9/yr (+$1/mo · 0.3%)

ⓘ 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: $54,000
• − Mortgage interest: −$9,803
• − Property taxes: −$2,746
• − Insurance: −$875
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$5,091
• Taxable income: $26,845
• Est. tax owed @ 24.0%: −$6,443
• After-tax cash flow: $21,583/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: California Area SD
• NCES district ID: 4204710
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $40,621
• Composite: 37.22/100
• National rank: #4466
• State rank: #295 of 539 in PA

Livability — California

• Score: 56/100
• State rank: #1648
• US rank: #22817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California, PA
• City population: 5,469
• Population (ZIP): 3,527

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 (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 10% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -0.56%
• Current HPI: 160.7366
• 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

+1358.3% since first listed

15 events — show timeline

• 2026-04-24 Listed $175,000 West Penn MLS
• 2025-04-06 Rental Removed $495 RENT.
• 2025-01-31 Price Changed $495 RENT.
• 2025-01-29 Listed for Rent $545 RENT.
• 2025-01-09 Rental Removed $545 RENT.
• 2024-12-10 Price Changed $545 RENT.
• 2024-12-04 Listed for Rent $600 RENT.
• 2024-08-12 Sold (Public Records) $125,000 Public Records
• 2018-01-31 Sold (Public Records) $85,000 Public Records
• 2018-01-26 Sold (MLS) $85,000 West Penn MLS
• 2018-01-04 Pending — West Penn MLS
• 2017-11-15 Delisted — West Penn MLS
• 2017-06-06 Price Changed $87,000 West Penn MLS
• 2016-11-16 Listed $94,000 West Penn MLS
• 1972-09-15 Sold (Public Records) $12,000 Public Records

Property tax history

+9.5%/yr

Latest (2026): $2,746 · +0.0% YoY. Source: county tax records.