119 5th St · California, PA 15419

$75,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 28 Days on market

Built 1954 5,000 sqft lot $88/sqft · 31% below area Est $108k · 31% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.0/10.0
• 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

Listing remarks MLS

CHEAPER THAN RENT SELLERS WANT TO SEE OFFERS BEST DEAL IN CALIFORNIA NICE YARD

Key facts

• Custom cabinetry
• Newer furnace
• Updated kitchen

Tags

• ROOF LESS THAN 10 YEARS OLD
• NEWER FURNACE
• UPDATED KITCHEN
• TILE FLOORING
• NEW WINDOWS
• CUSTOM CABINETRY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation access

Interior

• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Hardwood flooring; Tile flooring; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $75k).
• Recommended offer: $74k (1.5% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $102 of equity ($519 loan paydown + $-417 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $75k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (median comp): $108,221
• List price: $75,000
• Delta: -30.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 6th St	0.08mi	3/1.5	936 (+10%)	9mo	$110,000	$118	70
143 Spring St	0.52mi	2/1.0 (-1)	784 (-8%)	21mo	$25,000	$32	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.8%
• Equity multiple: 1.50×
• Total profit: $10,470
• Equity at exit: $19,715

10-year hold

• IRR: 16.3%
• Equity multiple: 2.70×
• Total profit: $35,702
• Equity at exit: $22,108

Cash invested: $21,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$393
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $229

Break-even live

Break-even rent $684

Max offer price $75,000

Occupancy floor 72%

Sensitivity live

Price	-10% $271	-5% $250	+0% $229	+5% $208	+10% $186
Rent	-10% $152	-5% $190	+0% $229	+5% $267	+10% $306
Rate	-1.0pp $267	-0.5pp $248	base $229	+0.5pp $209	+1.0pp $190

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Strawberry Way California, PA	2.0	1.0	900	$775	$0.86	45d	1	0.22mi
72 Second St Unit 6 California, PA	3.0	2.0	1004	$1,250	$1.25	25d	1	0.23mi
131 Spring Way Unit 1 California, PA	2.0	2.0	785	$950	$1.21	45d	1	0.25mi
456 Second St Unit 10 California, PA	2.0	1.0	615	$900	$1.46	45d	1	0.34mi
456 Second St Unit 3 California, PA	2.0	1.0	615	$1,000	$1.63	45d	1	0.35mi

Listing history 5 events

1. 2026-05-07
   price $75,000 376-char remark
2. 2026-04-29
   listed $79,900 Active 376-char remark
3. 1998-08-23
   soldstatus $41,000 78-char remark

   Show marketing remark (78 chars)

   CHEAPER THAN RENT SELLERS WANT TO SEE OFFERS BEST DEAL IN CALIFORNIA NICE YARD

4. 1998-08-22
   soldstatus $41,000
5. 1998-02-27
   listed $49,500 78-char remark

   Show marketing remark (78 chars)

   CHEAPER THAN RENT SELLERS WANT TO SEE OFFERS BEST DEAL IN CALIFORNIA NICE YARD

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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: $11,687
• − Mortgage interest: −$4,201
• − Property taxes: −$1,392
• − Insurance: −$375
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,182
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,346/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

+51.5% since first listed

6 events — show timeline

• 2026-05-28 Delisted — West Penn MLS
• 2026-05-07 Price Changed $75,000 West Penn MLS
• 2026-04-29 Listed $79,900 West Penn MLS
• 1998-08-23 Sold (MLS) $41,000 West Penn MLS
• 1998-08-22 Sold (Public Records) $41,000 Public Records
• 1998-02-27 Listed $49,500 West Penn MLS

Property tax history

+1.6%/yr

Latest (2026): $1,392 · +0.0% YoY. Source: county tax records.