336 Valley St · Robinson, PA 15057

$104,900

2 bd · 1.5 ba · 1,164 sqft · SingleFamily public records · 74 Days on market

Built 1915 7,174 sqft lot $90/sqft · 38% below area Est $168k · 38% under

---

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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.3/10.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’re looking for a “new flooring and fresh paint” kind of project, this one may be worth a tour. This 2-bedroom, 1.5 bath home in the heart of McDonald is ready for its next chapter. Inside, you’ll find a simple, traditional layout with a bright kitchen featuring solid wood cabinetry, a separate dining room (yes, an actual dining room!), and a comfortable living space with natural light throughout. Upstairs offers two bedrooms, a full bath, and a walk-in closet, while the main level includes a recently updated half bath for added convenience. The front porch, redone within the past 10 years, offers a great spot to sit and unwind. Out back, the property features a manageable yard with access from a paved alley and a large shed on a concrete foundation - a standout feature with plenty of storage or workspace potential. A solid home with good bones and an opportunity to update and make it your own.

Key facts

• Bright kitchen
• Solid wood cabinetry
• Separate dining room

Tags

• BRIGHT KITCHEN
• SOLID WOOD CABINETRY
• SEPARATE DINING ROOM
• WALK-IN CLOSET
• RECENTLY UPDATED HALF BATH
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,651 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, schools F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $105k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 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?
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: 1.23% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (median comp): $168,229
• List price: $104,900
• Delta: -37.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Center Ave	0.26mi	2/1.0	1,248 (+7%)	1mo	$220,000	$176	73
115 Terrace St	0.10mi	3/2.0 (+1)	1,198 (+3%)	15mo	$165,000	$138	71
334 Valley St	0.01mi	2/1.5	1,067 (-8%)	18mo	$234,900	$220	70
142 North St	0.18mi	2/1.5	1,312 (+13%)	1mo	$265,000	$202	69
114 Center Ave	0.28mi	2/2.0	1,178 (+1%)	22mo	$185,000	$157	65
402 E Lincoln Ave	0.40mi	2/2.0	1,024 (-12%)	4mo	$60,888	$59	56
1223 Laurel Hill Rd	0.69mi	3/1.0 (+1)	1,194 (+3%)	2mo	$175,000	$147	55
447 Valley St	0.33mi	2/1.5	1,087 (-7%)	23mo	$203,000	$187	55
407 4th St	0.29mi	3/1.0 (+1)	1,320 (+13%)	15mo	$220,000	$167	44
39 Laurel Hill Rd	0.72mi	3/1.0 (+1)	1,259 (+8%)	20mo	$78,900	$63	29
21 Castle St	0.57mi	3/1.0 (+1)	1,008 (-13%)	23mo	$200,000	$198	24

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,585
• Equity at exit: $15,641

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $18,617
• Equity at exit: $9,070

Cash invested: $29,372 (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 15057

• Home prices YoY: -10.7%
• Active inventory: 99
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $241

Break-even live

Break-even rent $990

Max offer price $104,900

Occupancy floor 76%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 E Lincoln Ave Unit 2 McDonald, PA	2.0	1.0	1400	$1,295	$0.93	1d	1	0.27mi

Listing history 17 events

1. 2026-06-18
   days on market $104,900 Active 74 DOM
2. 2026-06-17
   days on market $104,900 Active 73 DOM
3. 2026-06-16
   days on market $104,900 Active 72 DOM
4. 2026-06-15
   days on market $104,900 Active 71 DOM
5. 2026-06-13
   days on market $104,900 Active 69 DOM
6. 2026-06-09
   days on market $104,900 Active 65 DOM
7. 2026-06-08
   days on market $104,900 Active 64 DOM
8. 2026-06-07
   days on market $104,900 Active 63 DOM
9. 2026-06-05
   days on market $104,900 Active 60 DOM
10. 2026-06-03
    days on market $104,900 Active 59 DOM
11. 2026-06-02
    days on market $104,900 Active 58 DOM
12. 2026-06-01
    days on market $104,900 Active 57 DOM
13. 2026-05-31
    days on market $104,900 Active 56 DOM
14. 2026-05-13
    price $104,900 937-char remark

    Show marketing remark (937 chars)

    If you’re looking for a “new flooring and fresh paint” kind of project, this one may be worth a tour. This 2-bedroom, 1.5 bath home in the heart of McDonald is ready for its next chapter. Inside, you’ll find a simple, traditional layout with a bright kitchen featuring solid wood cabinetry, a separate dining room (yes, an actual dining room!), and a comfortable living space with natural light throughout. Upstairs offers two bedrooms, a full bath, and a walk-in closet, while the main level includes a recently updated half bath for added convenience. The front porch, redone within the past 10 years, offers a great spot to sit and unwind. Out back, the property features a manageable yard with access from a paved alley and a large shed on a concrete foundation - a standout feature with plenty of storage or workspace potential. A solid home with good bones and an opportunity to update and make it your own.

15. 2026-04-22
    price $115,000 937-char remark

    Show marketing remark (937 chars)

    If you’re looking for a “new flooring and fresh paint” kind of project, this one may be worth a tour. This 2-bedroom, 1.5 bath home in the heart of McDonald is ready for its next chapter. Inside, you’ll find a simple, traditional layout with a bright kitchen featuring solid wood cabinetry, a separate dining room (yes, an actual dining room!), and a comfortable living space with natural light throughout. Upstairs offers two bedrooms, a full bath, and a walk-in closet, while the main level includes a recently updated half bath for added convenience. The front porch, redone within the past 10 years, offers a great spot to sit and unwind. Out back, the property features a manageable yard with access from a paved alley and a large shed on a concrete foundation - a standout feature with plenty of storage or workspace potential. A solid home with good bones and an opportunity to update and make it your own.

16. 2026-04-05
    listed $130,000 Active 937-char remark

    Show marketing remark (937 chars)

    If you’re looking for a “new flooring and fresh paint” kind of project, this one may be worth a tour. This 2-bedroom, 1.5 bath home in the heart of McDonald is ready for its next chapter. Inside, you’ll find a simple, traditional layout with a bright kitchen featuring solid wood cabinetry, a separate dining room (yes, an actual dining room!), and a comfortable living space with natural light throughout. Upstairs offers two bedrooms, a full bath, and a walk-in closet, while the main level includes a recently updated half bath for added convenience. The front porch, redone within the past 10 years, offers a great spot to sit and unwind. Out back, the property features a manageable yard with access from a paved alley and a large shed on a concrete foundation - a standout feature with plenty of storage or workspace potential. A solid home with good bones and an opportunity to update and make it your own.

17. 1978-07-21
    soldstatus $36,000

ⓘ 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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 3/10 Moderate 7 d/yr ≥96°F today · 18 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: $15,540
• − Mortgage interest: −$5,876
• − Property taxes: −$2,257
• − Insurance: −$524
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,052
• Taxable income: $1,344
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,571/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: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — Robinson

• Score: 56/100
• State rank: #1651
• US rank: #22918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 727
• Population (ZIP): 17,162

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 (87%)
• Race & ethnicity: White 87% Asian 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 91% English-only · Other Asian/Pacific 5% Other Indo-European 2% Chinese 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: ▼ -31.77%
• Current HPI: 266.0112
• 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

+191.4% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $104,900 West Penn MLS
• 2026-04-22 Price Changed $115,000 West Penn MLS
• 2026-04-05 Listed $130,000 West Penn MLS
• 1978-07-21 Sold (Public Records) $36,000 Public Records

Property tax history

+5.5%/yr

Latest (2026): $2,257 · +26.9% YoY. Source: county tax records.