104 Railroad St · McDonald, PA 15057

$45,000

3 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 6 Days on market

Built 1900 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
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a great fixer upper on a double, corner lot. Just a few blocks from town. If you've been thinking about a rehab or a project house, this is it!

Key facts

• Double corner lot
• 0.23 acre lot
• 2 parking spots

Tags

• DOUBLE CORNER LOT

Property features AI

Exterior

• Parking: On-street parking; Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property
• Construction: Aluminum siding
• Exterior features: 0.23-acre lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (two located on the upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Interior features: Carpet and vinyl flooring; Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 73/100 on livability (#590 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1900 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.88% ✓
• Cap rate: 25.28%
• Cash-on-cash: 67.82%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $240,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Fairmont St	0.57mi	3/2.0	1,451 (+1%)	4mo	$237,900	$164	65
142 North St	0.27mi	2/1.5 (-1)	1,312 (-9%)	1mo	$265,000	$202	64
214 Terrace St	0.46mi	4/1.0 (+1)	1,470 (+2%)	15mo	$38,000	$26	58
208 Center Ave	0.32mi	2/1.0 (-1)	1,248 (-14%)	1mo	$220,000	$176	57
345 Fannie St	0.47mi	3/1.5	1,348 (-6%)	12mo	$225,000	$167	56
348 Fannie St	0.49mi	3/1.0	1,536 (+6%)	16mo	$100,000	$65	53
108 Terrace St	0.46mi	3/2.0	1,342 (-7%)	15mo	$206,500	$154	51
222 4th St	0.39mi	4/3.0 (+1)	1,522 (+6%)	11mo	$299,900	$197	50
532 North St	0.74mi	3/2.0	1,386 (-4%)	8mo	$175,000	$126	49
407 4th St	0.55mi	3/1.0	1,320 (-8%)	15mo	$220,000	$167	48
116 Terrace St	0.46mi	4/2.0 (+1)	1,636 (+14%)	2mo	$75,000	$46	46
7826 Noblestown Rd	0.71mi	3/2.0	1,600 (+11%)	11mo	$279,400	$175	35

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: 67.2%
• Equity multiple: 4.02×
• Total profit: $38,079
• Equity at exit: $6,710

10-year hold

• IRR: 71.4%
• Equity multiple: 8.27×
• Total profit: $91,636
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $712

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 40%

Sensitivity live

Price	-10% $743	-5% $728	+0% $712	+5% $697	+10% $681
Rent	-10% $610	-5% $661	+0% $712	+5% $763	+10% $814
Rate	-1.0pp $735	-0.5pp $724	base $712	+0.5pp $700	+1.0pp $689

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: $11,250
• Closing costs: $1,350
• 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	2d	1	0.18mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $45,000 Pending 6 DOM
2. 2026-06-15
   days on market $45,000 Active 5 DOM
3. 2026-06-13
   remarks 151-char remark
4. 2026-06-13
   listed $45,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0% chance of damaging wind over 30 yrs
• 🫁 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: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$1,309
• Taxable income: $8,324
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $6,547/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 — McDonald

• Score: 73/100
• State rank: #590
• US rank: #5635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonald, PA
• 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

+23.3% since first listed

2 events — show timeline

• 2026-06-09 Listed $45,000 West Penn MLS
• 1992-12-30 Sold (Public Records) $36,500 Public Records

Property tax history

+3.9%/yr

Latest (2026): $2,544 · +26.9% YoY. Source: county tax records.