178 S South California Dr · West Pike Run, PA 15423

$67,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 81 Days on market

Built 1994 1.00 ac lot $50/sqft · 74% below area ↓ 13% since listing

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Peaceful Country Living on almost 1 acre. Solid block construction approx. 48x28+/-. 3 bedrooms. Open Floor Plan. This home just needs your TLC to make it your home sweet home. Long gravel driveway. This would be ideal in the future build above possible a modular home - endless possibilities. The wood burner will stay with the property. Woodburn is not connected.

Key facts

• Open floor plan
• Wood burner
• Long gravel driveway

Tags

• SOLID BLOCK CONSTRUCTION
• OPEN FLOOR PLAN
• LONG GRAVEL DRIVEWAY
• WOOD BURNER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: California Area El Sch (math 32% / reading 62%, grade D-, #737 of 1,518 statewide, top 52%, 490 students, 60% FRL); California Area Ms (math 27% / reading 67%, grade D+, #163 of 512 statewide, top 33%, 138 students, 62% FRL); California Area Shs (math 74%, 286 students, 36% FRL).
• Market conditions: 11 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 $2k of equity ($463 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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. 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: 1.42% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (median comp): $255,221
• List price: $67,000
• Delta: -73.75%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.2%
• Equity multiple: 2.26×
• Total profit: $23,709
• Equity at exit: $30,117

10-year hold

• IRR: 23.2%
• Equity multiple: 4.34×
• Total profit: $62,608
• Equity at exit: $46,406

Cash invested: $18,760 (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 15423

• Home prices YoY: 2.1%
• Active inventory: 11
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $245

Break-even live

Break-even rent $641

Max offer price $67,000

Occupancy floor 69%

Sensitivity live

Price	-10% $283	-5% $264	+0% $245	+5% $226	+10% $207
Rent	-10% $170	-5% $207	+0% $245	+5% $283	+10% $320
Rate	-1.0pp $279	-0.5pp $262	base $245	+0.5pp $228	+1.0pp $210

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $67,000 Active 81 DOM
2. 2026-06-21
   days on market $67,000 Active 80 DOM
3. 2026-06-18
   days on market $67,000 Active 78 DOM
4. 2026-06-17
   days on market $67,000 Active 77 DOM
5. 2026-06-16
   days on market $67,000 Active 76 DOM
6. 2026-06-15
   days on market $67,000 Active 75 DOM
7. 2026-06-13
   days on market $67,000 Active 73 DOM
8. 2026-06-12
   days on market $67,000 Active 72 DOM
9. 2026-06-09
   days on market $67,000 Active 69 DOM
10. 2026-06-08
    days on market $67,000 Active 68 DOM
11. 2026-06-08
    days on market $67,000 Active 67 DOM
12. 2026-06-04
    days on market $67,000 Active 63 DOM
13. 2026-06-02
    days on market $67,000 Active 62 DOM
14. 2026-06-01
    days on market $67,000 Active 61 DOM
15. 2026-05-31
    days on market $67,000 Active 60 DOM
16. 2026-05-11
    price $67,000 366-char remark

    Show marketing remark (366 chars)

    Peaceful Country Living on almost 1 acre. Solid block construction approx. 48x28+/-. 3 bedrooms. Open Floor Plan. This home just needs your TLC to make it your home sweet home. Long gravel driveway. This would be ideal in the future build above possible a modular home - endless possibilities. The wood burner will stay with the property. Woodburn is not connected.

17. 2026-04-01
    listed $77,000 Active 366-char remark

    Show marketing remark (366 chars)

    Peaceful Country Living on almost 1 acre. Solid block construction approx. 48x28+/-. 3 bedrooms. Open Floor Plan. This home just needs your TLC to make it your home sweet home. Long gravel driveway. This would be ideal in the future build above possible a modular home - endless possibilities. The wood burner will stay with the property. Woodburn is not connected.

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $1,526 · $127/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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,415
• − Mortgage interest: −$3,753
• − Property taxes: −$1,526
• − Insurance: −$335
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$1,949
• Taxable income: $2,025
• Est. tax owed @ 24.0%: −$486
• After-tax cash flow: $2,454/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 — West Pike Run

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

Census & demographics

• Population (ZIP): 1,942

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 3%
• Common ancestry: Romanian 7% Slovak 3% Scotch-Irish 1%
• Foreign-born: 0%

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: ▲ 3.00%
• Current HPI: 144.8304
• 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

-13.0% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $67,000 West Penn MLS
• 2026-04-01 Listed $77,000 West Penn MLS

Property tax history

-17.3%/yr

Latest (2026): $1,526 · +1.0% YoY. Source: county tax records.