151 Plum Way · California, PA 15419

$639,800

21 bd · 17.5 ba · — sqft · MultiFamily · 121 Days on market

Built 2010 Good condition

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

Seven-unit building. Walking distance to Cal U(Penn West) Each unit is identical. Three Bedroom, 2.5 Baths. kitchen, family room & laundry. Large kitchens. Spacious living rooms. Half bath on main floor. Primary bedroom on second floor with private bathroom. 2 additional bedrooms, full bathroom & laundry. Large parking area. Each unit has one assigned spot in front of their door. There is an additional parking lot that goes with the property across the street.

Key facts

• Large kitchens
• Private bathroom
• Large parking area

Tags

• LARGE KITCHENS
• SPACIOUS LIVING ROOMS
• PRIVATE BATHROOM
• LARGE PARKING AREA
• ASSIGNED SPOT IN FRONT

What this means for you Summary

Snapshot

• This is a 7 × 3-bed/2.5-bath units multifamily listed at $640k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $150/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $640k).
• Recommended offer: $563k (12.0% 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-, schools D, amenities 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.
• Market conditions: 18 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 $864 of equity ($4k loan paydown + $-4k 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 $179k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($563k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $563,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.1

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: 3.9%
• Equity multiple: 1.18×
• Total profit: $31,973
• Equity at exit: $168,179

10-year hold

• IRR: 9.9%
• Equity multiple: 2.01×
• Total profit: $181,223
• Equity at exit: $188,600

Cash invested: $179,144 (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: 49.7×

Monthly cashflow live

• Estimated rent: $7,508 high
• Mortgage (P&I): −$3,355
• Tax est. 1.5%: −$800 /mo · $9,597/yr
• Insurance: −$267
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,577
• Net cashflow: $1,049

Break-even live

Break-even rent $6,180

Max offer price $639,800

Occupancy floor 81%

Sensitivity live

Price	-10% $1,492	-5% $1,270	+0% $1,049	+5% $828	+10% $607
Rent	-10% $456	-5% $753	+0% $1,049	+5% $1,346	+10% $1,643
Rate	-1.0pp $1,372	-0.5pp $1,212	base $1,049	+0.5pp $884	+1.0pp $715

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

Units	Beds	Baths	Est. rent
▸ 7× units	3	2.5	$7,511
Total (7 units)			$7,508

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: $159,950
• Closing costs: $19,194
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $639,800 Active 121 DOM
2. 2026-06-18
   days on market $639,800 Active 119 DOM
3. 2026-06-17
   days on market $639,800 Active 118 DOM
4. 2026-06-16
   days on market $639,800 Active 117 DOM
5. 2026-06-15
   days on market $639,800 Active 116 DOM
6. 2026-06-13
   days on market $639,800 Active 114 DOM
7. 2026-06-12
   days on market $639,800 Active 113 DOM
8. 2026-06-09
   days on market $639,800 Active 110 DOM
9. 2026-06-08
   days on market $639,800 Active 109 DOM
10. 2026-06-08
    days on market $639,800 Active 108 DOM
11. 2026-06-04
    days on market $639,800 Active 104 DOM
12. 2026-06-02
    days on market $639,800 Active 103 DOM
13. 2026-06-01
    days on market $639,800 Active 102 DOM
14. 2026-05-31
    days on market $639,800 Active 101 DOM
15. 2026-04-06
    price $639,800 476-char remark

    Show marketing remark (476 chars)

    Seven-unit building. Walking distance to Cal U(Penn West) Each unit is identical. Three Bedroom, 2.5 Baths. kitchen, family room & laundry. Large kitchens. Spacious living rooms. Half bath on main floor. Primary bedroom on second floor with private bathroom. 2 additional bedrooms, full bathroom & laundry. Large parking area. Each unit has one assigned spot in front of their door. There is an additional parking lot that goes with the property across the street.

16. 2026-02-19
    listed $639,900 Active 476-char remark

    Show marketing remark (476 chars)

    Seven-unit building. Walking distance to Cal U(Penn West) Each unit is identical. Three Bedroom, 2.5 Baths. kitchen, family room & laundry. Large kitchens. Spacious living rooms. Half bath on main floor. Primary bedroom on second floor with private bathroom. 2 additional bedrooms, full bathroom & laundry. Large parking area. Each unit has one assigned spot in front of their door. There is an additional parking lot that goes with the property across the street.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 20 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: $90,096
• − Mortgage interest: −$35,839
• − Property taxes: −$9,597
• − Insurance: −$8,724
• − Repairs & maintenance: −$7,208
• − Management: −$7,208
• − Depreciation: −$18,612
• Taxable income: $2,909
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $11,895/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This seven-unit multi-family property is in good condition with minimal repairs needed. Painting and updating the flooring can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Updating the flooring in the living areas — Replacing worn-out flooring with modern, durable options can improve the overall look and feel of the home, increasing its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the flooring in the living areas — Replacing worn-out flooring with modern, durable options can improve the overall look and feel of the home, increasing its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-0.0% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $639,800 West Penn MLS
• 2026-02-19 Listed $639,900 West Penn MLS