3728 W Main St · Hillsville, PA 16132

$59,900

3 bd · 1.5 ba · 1,772 sqft · SingleFamily public records · 12 Days on market

Built 1936 10,018 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 +6.7/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Alert!! Great 3 bedroom 2 bath, with covered front porch, 200 amp electric, large eat in kitchen. Being sold in as-is condition.

Key facts

• Covered front porch
• Large eat in kitchen
• 200 amp electric

Tags

• COVERED FRONT PORCH
• 200 AMP ELECTRIC
• LARGE EAT IN KITCHEN

Property features AI

Finance

• Financial info: Assessed value $56,700; Annual taxes approximately $1,716

Exterior

• Home design: 2-story property
• Exterior features: Lot approximately 0.23 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mohawk Area SD (rural): math 41% / reading 62% proficiency, ranked #159 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.5% local appreciation)).
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.08% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.01%
• DSCR: 2.60
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $166,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3623 E Main St	0.11mi	4/2.0 (+1)	1,824 (+3%)	6mo	$193,000	$106	78
3611 E Main St	0.12mi	3/1.0	1,608 (-9%)	6mo	$35,500	$22	72
3348 E Main St	0.38mi	3/1.5	1,652 (-7%)	0mo	$154,550	$94	71

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

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 3.43×
• Total profit: $40,818
• Equity at exit: $28,514

10-year hold

• IRR: 41.8%
• Equity multiple: 6.88×
• Total profit: $98,671
• Equity at exit: $45,214

Cash invested: $16,772 (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 16132

• Home prices YoY: 2.0%
• Active inventory: 1
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $503

Break-even live

Break-even rent $610

Max offer price $59,900

Occupancy floor 55%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   status $59,900 Pending 12 DOM
2. 2026-06-08
   days on market $59,900 Active 12 DOM
3. 2026-06-07
   days on market $59,900 Active 11 DOM
4. 2026-06-05
   days on market $59,900 Active 8 DOM
5. 2026-06-02
   days on market $59,900 Active 6 DOM
6. 2026-06-01
   days on market $59,900 Active 5 DOM
7. 2026-05-31
   days on market $59,900 Active 4 DOM
8. 2026-05-30
   days on market $59,900 Active 3 DOM
9. 2026-05-27
   listed $59,900 Active

ⓘ 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: $1,716 · $143/mo
• Projected year-2 tax: $1,716 · $143/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,968
• − Mortgage interest: −$3,355
• − Property taxes: −$1,716
• − Insurance: −$300
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,743
• Taxable income: $5,460
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $4,729/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: Mohawk Area SD
• NCES district ID: 4215540
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $49,801
• Composite: 43.93/100
• National rank: #2908
• State rank: #159 of 539 in PA

Livability — Hillsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hillsville, PA
• City population: 370
• Population (ZIP): 370

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Romanian 6% Serbian 5% Danish 2%
• Foreign-born: 6%
• Languages at home: 94% English-only · Arabic 6%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.46%
• Current HPI: 177.7493
• 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

• 2026-05-27 Listed $59,900 West Penn MLS

Property tax history

+2.8%/yr

Latest (2026): $1,716 · +3.4% YoY. Source: county tax records.