226 South 12th St · Sharpsville, PA 16150

$155,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 155 Days on market

Built 1963 0.25 ac lot $86/sqft · 18% below area Est $188k · 18% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a four-bedroom home, first floor laundry, full bath on main and upper floor, full basement and a two car detached garage. Located on a quiet dead end street in Sharpsville Boro. Move in ready. Call today to schedule an appointment.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $60 ($723/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (9.2% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#300 in PA, #2,639 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Sharpsville Area SD (suburban): math 40% / reading 62% proficiency, ranked #171 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mercer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1963 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $187,944
• List price: $155,000
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 South 12th St	0.00mi	4/2.0	1,800 (0%)	1mo	$152,000	$84	99
1334 W Ridge Ave	0.18mi	3/1.5 (-1)	1,650 (-8%)	11mo	$98,000	$59	62
570 S 7th St	0.53mi	3/3.0 (-1)	2,052 (+14%)	5mo	$205,000	$100	39

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-21,272
• Equity at exit: $23,111

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-13,547
• Equity at exit: $13,402

Cash invested: $43,400 (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 16150

• Home prices YoY: -14.8%
• Active inventory: 13
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$174 /mo · $2,094/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $60

Break-even live

Break-even rent $1,332

Max offer price $155,000

Occupancy floor 91%

Sensitivity live

Price	-10% $148	-5% $104	+0% $60	+5% $16	+10% $-28
Rent	-10% $-51	-5% $5	+0% $60	+5% $116	+10% $171
Rate	-1.0pp $138	-0.5pp $100	base $60	+0.5pp $20	+1.0pp $-21

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-05
   status Pending 239-char remark

   Show marketing remark (239 chars)

   This is a four-bedroom home, first floor laundry, full bath on main and upper floor, full basement and a two car detached garage. Located on a quiet dead end street in Sharpsville Boro. Move in ready. Call today to schedule an appointment.

2. 2026-04-21
   price $155,000 239-char remark

   Show marketing remark (239 chars)

   This is a four-bedroom home, first floor laundry, full bath on main and upper floor, full basement and a two car detached garage. Located on a quiet dead end street in Sharpsville Boro. Move in ready. Call today to schedule an appointment.

3. 2026-04-13
   price $164,000 239-char remark

   Show marketing remark (239 chars)

   This is a four-bedroom home, first floor laundry, full bath on main and upper floor, full basement and a two car detached garage. Located on a quiet dead end street in Sharpsville Boro. Move in ready. Call today to schedule an appointment.

4. 2026-04-07
   price $179,000 239-char remark

   Show marketing remark (239 chars)

   This is a four-bedroom home, first floor laundry, full bath on main and upper floor, full basement and a two car detached garage. Located on a quiet dead end street in Sharpsville Boro. Move in ready. Call today to schedule an appointment.

5. 2026-02-16
   price $184,000 239-char remark

   Show marketing remark (239 chars)

   This is a four-bedroom home, first floor laundry, full bath on main and upper floor, full basement and a two car detached garage. Located on a quiet dead end street in Sharpsville Boro. Move in ready. Call today to schedule an appointment.

6. 2025-12-01
   listed $187,000 Active 239-char remark

   Show marketing remark (239 chars)

   This is a four-bedroom home, first floor laundry, full bath on main and upper floor, full basement and a two car detached garage. Located on a quiet dead end street in Sharpsville Boro. Move in ready. Call today to schedule an appointment.

7. 2023-04-18
   soldstatus $150,000

ⓘ 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: $2,094 · $174/mo
• Projected year-2 tax: $2,271 · $189/mo
• Expected delta: +$178/yr (+$15/mo · 8.5%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,893
• − Mortgage interest: −$8,682
• − Property taxes: −$2,094
• − Insurance: −$775
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,509
• Taxable loss: −$1,870
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $1,171/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: Sharpsville Area SD
• NCES district ID: 4221420
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $48,035
• Composite: 43.34/100
• National rank: #3031
• State rank: #171 of 539 in PA

Livability — Sharpsville

• Score: 78/100
• State rank: #300
• US rank: #2639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpsville, PA
• Population (ZIP): 7,053

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 108,341 people
• By 2030: 104,269 · -3.8%
• By 2040: 94,624 · -12.7%
• By 2050: 84,891 · -21.6%
• By 2075: 65,094 · -39.9%
• By 2100: 47,657 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 2% Italian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+30.2) · D 34.5% · R 64.7%
• 2008→2024 swing: -29.9pp toward R · 2008: -0.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.0 2016: R+25.0 2012: R+2.5 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.73%
• Current HPI: 171.6376
• 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

+3.3% since first listed

7 events — show timeline

• 2026-05-05 Pending — GEBOR
• 2026-04-21 Price Changed $155,000 GEBOR
• 2026-04-13 Price Changed $164,000 GEBOR
• 2026-04-07 Price Changed $179,000 GEBOR
• 2026-02-16 Price Changed $184,000 GEBOR
• 2025-12-01 Listed $187,000 GEBOR
• 2023-04-18 Sold (Public Records) $150,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,094 · +4.8% YoY. Source: county tax records.