25 Lincoln Ave · Wheatland, PA 16161

$80,000

2 bd · 1.0 ba · 960 sqft · SingleFamily · 80 Days on market

7,466 sqft lot $83/sqft · 13% below area Est $92k · 13% 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 +25.3/30.0
• ARV discount +13.3/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• Schools +1.7/10.0

Listing remarks MLS

Charming ranch-style home located in the quiet community of Wheatland, PA, offering convenient one-level living and endless potential. This property features a functional layout with spacious living areas, making it ideal for first-time buyers, downsizers, or investors seeking a solid addition to their portfolio. The home sits on a manageable lot, providing just the right amount of outdoor space for relaxing, gardening, or entertaining. Inside, you’ll find a comfortable floor plan with ample natural light and the opportunity to customize to your personal taste. Whether you’re looking to move right in or update over time, this home provides a great foundation to make it your own. The ranch design allows for easy accessibility and practical day-to-day living. Located near local amenities, shopping, and major roadways, this property offers both convenience and small-town charm. The surrounding area continues to see steady buyer interest, making this an attractive option for both homeowners and investors alike. Property is currently occupied. This property is exclusively offered through www. auction.com Do not disturb the occupant. No interior access is available at this time. Don’t miss the opportunity to purchase a property with strong potential in Wheatland. Schedule your showing today and explore the possibilities this home has to offer!

Key facts

• Ample natural light
• Manageable lot
• Ranch design

Tags

• ONE LEVEL LIVING
• FUNCTIONAL LAYOUT
• MANAGEABLE LOT
• AMPLE NATURAL LIGHT
• RANCH DESIGN
• NEAR LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,436 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Farrell Area SD (suburban): math 15% / reading 28% proficiency, ranked #492 of 539 in PA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 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 $553 of loan paydown is wiped out by about $2k 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 80 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $91,930
• List price: $80,000
• Delta: -12.98%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Shenango Blvd	0.50mi	3/1.5 (+1)	846 (-12%)	12mo	$26,000	$31	40

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,403
• Equity at exit: $11,928

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $13,698
• Equity at exit: $6,917

Cash invested: $22,400 (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 16161

• Home prices YoY: -6.3%
• Active inventory: 2
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $181

Break-even live

Break-even rent $695

Max offer price $80,000

Occupancy floor 75%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 80 DOM
2. 2026-06-18
   days on market $80,000 Active 79 DOM
3. 2026-06-17
   days on market $80,000 Active 78 DOM
4. 2026-06-16
   days on market $80,000 Active 77 DOM
5. 2026-06-15
   days on market $80,000 Active 76 DOM
6. 2026-06-14
   days on market $80,000 Active 74 DOM
7. 2026-06-13
   days on market $80,000 Active 73 DOM
8. 2026-06-10
   days on market $80,000 Active 71 DOM
9. 2026-06-09
   days on market $80,000 Active 70 DOM
10. 2026-06-08
    days on market $80,000 Active 69 DOM
11. 2026-06-07
    days on market $80,000 Active 68 DOM
12. 2026-06-05
    days on market $80,000 Active 65 DOM
13. 2026-06-03
    days on market $80,000 Active 64 DOM
14. 2026-06-02
    days on market $80,000 Active 63 DOM
15. 2026-06-01
    days on market $80,000 Active 62 DOM
16. 2026-05-31
    days on market $80,000 Active 61 DOM
17. 2026-05-30
    days on market $80,000 Active 60 DOM
18. 2026-03-31
    listed $80,000 Active 1377-char remark

    Show marketing remark (1377 chars)

    Charming ranch-style home located in the quiet community of Wheatland, PA, offering convenient one-level living and endless potential. This property features a functional layout with spacious living areas, making it ideal for first-time buyers, downsizers, or investors seeking a solid addition to their portfolio. The home sits on a manageable lot, providing just the right amount of outdoor space for relaxing, gardening, or entertaining. Inside, you’ll find a comfortable floor plan with ample natural light and the opportunity to customize to your personal taste. Whether you’re looking to move right in or update over time, this home provides a great foundation to make it your own. The ranch design allows for easy accessibility and practical day-to-day living. Located near local amenities, shopping, and major roadways, this property offers both convenience and small-town charm. The surrounding area continues to see steady buyer interest, making this an attractive option for both homeowners and investors alike. Property is currently occupied. This property is exclusively offered through www. auction.com Do not disturb the occupant. No interior access is available at this time. Don’t miss the opportunity to purchase a property with strong potential in Wheatland. Schedule your showing today and explore the possibilities this home has to offer!

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$54/yr (+$5/mo · 4.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,096
• − Mortgage interest: −$4,481
• − Property taxes: −$1,155
• − Insurance: −$400
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,327
• Taxable income: $957
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $1,946/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: Farrell Area SD
• NCES district ID: 4209690
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $30,101
• Composite: 17.21/100
• National rank: #9102
• State rank: #492 of 539 in PA

Livability — Wheatland

• Score: 61/100
• State rank: #1436
• US rank: #18370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheatland, PA
• City population: 703
• Population (ZIP): 703

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 (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 7%
• Common ancestry: Slovak 2% Romanian 1% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▼ -5.81%
• Current HPI: 86.7962
• 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

1 event — show timeline

• 2026-03-31 Listed $80,000 West Penn MLS

Property tax history

-0.2%/yr

Latest (2025): $1,155 · +3.4% YoY. Source: county tax records.