635 Rear Wood St · California, PA 15419

$75,000

3 bd · 1.0 ba · 1,700 sqft · SingleFamily public records · 208 Days on market

Built 1900 1,319 sqft lot $44/sqft · 61% below area Est $113k · 34% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.7/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A fantastic opportunity for immediate income or a convenient owner-occupant purchase. This property is move-in ready and has been well maintained. Enjoy the large, functional eat-in kitchen and the incredible convenience of laundry on the first floor. The extra lot is a major asset for parking vehicles or creating a secure outdoor space. Minutes from PennWest University (CALU). Includes the necessary Student Rental Permit. A smart investment waiting for you!

Key facts

• Extra lot
• Eat-in kitchen
• 1,319 sq ft lot

Tags

• EAT-IN KITCHEN
• LAUNDRY ON FIRST FLOOR
• EXTRA LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,648 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• 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: 18 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $102 of equity ($519 loan paydown + $-417 appreciation (-0.6% 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 (-0.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-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: 1.85% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.08%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (median comp): $113,231
• List price: $75,000
• Delta: -33.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Wood St	0.19mi	3/1.0	1,557 (-8%)	4mo	$52,000	$33	74
625 Liberty St	0.06mi	3/1.5	1,954 (+15%)	23mo	$156,000	$80	51

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

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.51×
• Total profit: $31,650
• Equity at exit: $19,715

10-year hold

• IRR: 35.9%
• Equity multiple: 4.88×
• Total profit: $81,421
• Equity at exit: $22,108

Cash invested: $21,000 (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 15419

• Home prices YoY: -0.3%
• Active inventory: 18
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$393
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $561

Break-even live

Break-even rent $673

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $604	-5% $583	+0% $561	+5% $540	+10% $519
Rent	-10% $452	-5% $507	+0% $561	+5% $616	+10% $671
Rate	-1.0pp $599	-0.5pp $580	base $561	+0.5pp $542	+1.0pp $522

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 5th St California, PA	4.0	2.0	1369	$1,395	$1.02	25d	1	0.11mi
214 3rd St California, PA	4.0	2.0	1650	$1,650	$1.00	23d	1	0.27mi
456 Second St Unit 1 California, PA	4.0	2.0	1451	$1,500	$1.03	45d	1	0.36mi
54 Temperance Way Unit 7 California, PA	3.0	2.0	1300	$1,095	$0.84	16d	1	0.40mi
115 1st St Unit 1 California, PA	3.0	1.0	1200	$950	$0.79	45d	1	0.41mi

Listing history 26 events

1. 2026-06-21
   days on market $75,000 Active 208 DOM
2. 2026-06-21
   days on market $75,000 Active 207 DOM
3. 2026-06-18
   days on market $75,000 Active 205 DOM
4. 2026-06-17
   days on market $75,000 Active 204 DOM
5. 2026-06-16
   days on market $75,000 Active 203 DOM
6. 2026-06-15
   days on market $75,000 Active 202 DOM
7. 2026-06-13
   days on market $75,000 Active 200 DOM
8. 2026-06-12
   days on market $75,000 Active 199 DOM
9. 2026-06-09
   days on market $75,000 Active 196 DOM
10. 2026-06-08
    days on market $75,000 Active 195 DOM
11. 2026-06-08
    days on market $75,000 Active 194 DOM
12. 2026-06-04
    days on market $75,000 Active 190 DOM
13. 2026-06-02
    days on market $75,000 Active 189 DOM
14. 2026-06-01
    days on market $75,000 Active 188 DOM
15. 2026-05-31
    days on market $75,000 Active 187 DOM
16. 2025-11-25
    listed $75,000 Active 462-char remark

    Show marketing remark (462 chars)

    A fantastic opportunity for immediate income or a convenient owner-occupant purchase. This property is move-in ready and has been well maintained. Enjoy the large, functional eat-in kitchen and the incredible convenience of laundry on the first floor. The extra lot is a major asset for parking vehicles or creating a secure outdoor space. Minutes from PennWest University (CALU). Includes the necessary Student Rental Permit. A smart investment waiting for you!

17. 2025-11-10
    historical Expired 222-char remark

    Show marketing remark (222 chars)

    This long-term rental is a great investment or starter home. Laundry on 1st Fl, large eat-in kitchen and additional lot for parking / pets. Has student rental permit. Close to PennWest University ( CALU ). Well maintained.

18. 2024-11-11
    listed $75,000 Active 222-char remark

    Show marketing remark (222 chars)

    This long-term rental is a great investment or starter home. Laundry on 1st Fl, large eat-in kitchen and additional lot for parking / pets. Has student rental permit. Close to PennWest University ( CALU ). Well maintained.

19. 2022-09-09
    soldstatus $75,000
20. 2022-09-07
    soldstatus $75,000 Closed
21. 2022-08-17
    status Pending
22. 2022-08-03
    price $85,000
23. 2022-07-22
    listed $90,000 Active
24. 2012-06-04
    listed $74,900
25. 2008-10-03
    soldstatus $53,000
26. 2008-07-15
    listed $53,000

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/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 4/10 Moderate 7 d/yr ≥98°F today · 19 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: $16,605
• − Mortgage interest: −$4,201
• − Property taxes: −$1,287
• − Insurance: −$375
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,182
• Taxable income: $5,903
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $5,320/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 — California

• Score: 56/100
• State rank: #1648
• US rank: #22817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California, PA
• City population: 5,469
• Population (ZIP): 3,527

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 (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 10% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -0.56%
• Current HPI: 160.7366
• 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

+41.5% since first listed

11 events — show timeline

• 2025-11-25 Listed $75,000 West Penn MLS
• 2025-11-10 Delisted — West Penn MLS
• 2024-11-11 Listed $75,000 West Penn MLS
• 2022-09-09 Sold (Public Records) $75,000 Public Records
• 2022-09-07 Sold (MLS) $75,000 West Penn MLS
• 2022-08-17 Pending — West Penn MLS
• 2022-08-03 Price Changed $85,000 West Penn MLS
• 2022-07-22 Listed $90,000 West Penn MLS
• 2012-06-04 Listed $74,900 West Penn MLS
• 2008-10-03 Sold (MLS) $53,000 West Penn MLS
• 2008-07-15 Listed $53,000 West Penn MLS

Property tax history

+7.6%/yr

Latest (2026): $1,287 · +0.0% YoY. Source: county tax records.