119 Highland Ave · Independence, PA 15312

$37,500

2 bd · 1.5 ba · 1,122 sqft · SingleFamily public records · 337 Days on market

Built 1920 4,800 sqft lot $33/sqft · 72% below area ↓ 24% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

Key facts

• Extra storage space
• Walkout basement
• 4,800 sq ft lot

Tags

• WALKOUT BASEMENT
• EXTRA STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% 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.
• Avella Area SD (rural): math 37% / reading 59% proficiency, ranked #198 of 539 in PA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 ($259 loan paydown + $1k appreciation (3.6% 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 (3.6% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $42k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.01% ✓
• Cap rate: 24.46%
• Cash-on-cash: 64.89%
• DSCR: 3.89
• GRM: 2.8

CMA / ARV

• ARV (median comp): $135,000
• List price: $37,500
• Delta: -72.22%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Cross Creek Rd	0.20mi	2/2.0	1,248 (+11%)	9mo	$145,000	$116	62
74 Browntown Rd	0.22mi	2/1.0	1,050 (-6%)	23mo	$95,000	$90	58
6 Browntown Rd	0.32mi	3/1.0 (+1)	1,280 (+14%)	4mo	$135,000	$105	51

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

Projected returns pro-forma

3.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.2%
• Equity multiple: 4.99×
• Total profit: $41,889
• Equity at exit: $18,084

10-year hold

• IRR: 69.3%
• Equity multiple: 10.25×
• Total profit: $97,133
• Equity at exit: $28,859

Cash invested: $10,500 (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 15312

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $568

Break-even live

Break-even rent $412

Max offer price $37,500

Occupancy floor 45%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $37,500 Active 337 DOM
2. 2026-06-17
   days on market $37,500 Active 336 DOM
3. 2026-06-16
   days on market $37,500 Active 335 DOM
4. 2026-06-15
   days on market $37,500 Active 334 DOM
5. 2026-06-13
   days on market $37,500 Active 332 DOM
6. 2026-06-09
   days on market $37,500 Active 328 DOM
7. 2026-06-08
   days on market $37,500 Active 327 DOM
8. 2026-06-07
   days on market $37,500 Active 326 DOM
9. 2026-06-05
   days on market $37,500 Active 323 DOM
10. 2026-06-03
    days on market $37,500 Active 322 DOM
11. 2026-06-02
    days on market $37,500 Active 321 DOM
12. 2026-06-01
    days on market $37,500 Active 320 DOM
13. 2026-05-31
    days on market $37,500 Active 319 DOM
14. 2026-03-01
    status Active 926-char remark

    Show marketing remark (926 chars)

    Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

15. 2026-02-20
    historical Contingent 926-char remark

    Show marketing remark (926 chars)

    Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

16. 2026-02-18
    price $37,500 926-char remark

    Show marketing remark (926 chars)

    Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

17. 2025-11-25
    price $45,000 926-char remark

    Show marketing remark (926 chars)

    Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

18. 2025-08-26
    price $50,000 926-char remark

    Show marketing remark (926 chars)

    Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

19. 2025-08-01
    price $60,000 926-char remark

    Show marketing remark (926 chars)

    Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

20. 2025-07-23
    price $70,000 926-char remark

    Show marketing remark (926 chars)

    Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

21. 2025-07-16
    listed $80,000 Active 926-char remark

    Show marketing remark (926 chars)

    Looking for a place to call home? This charming two-bedroom colonial at 119 Highland Avenue might just be the one you've been waiting for. Tucked away on a peaceful street in Avella, this home offers a comfortable layout with spacious bedrooms, a walkout basement and over 1,100 square feet of living space -- giving you plenty of room to grow, personalize and make it your own. Whether you're a first-time homebuyer eager to build equity or an investor looking for your next project, this property checks all the right boxes. The walkout basement provides extra storage space, utility or even game room potential, while the home's quiet location offers a sense of privacy. With a little imagination and care, this house has the potential to become something truly special. , flexible and full of opportunity -- this is your chance to own a piece of Avella and create something that fits your vision without breaking the bank.

22. 2009-09-04
    soldstatus $39,500 349-char remark

    Show marketing remark (349 chars)

    JUST MOVE RIGHT IN TO THIS CHARMING BRICK 2 STORY!SPACIOUS ROOMS * UPDATED BATH & EAT-IN KITCHEN W/ NEWER REFRIGERATOR & STOVE * LARGE BASEMENT W/ SHOWER, COMMODE & GREAT AREA FOR FUTURE GR * COVERED FRONT & REAR PORCHES * NICE REAR YARD * FURNISHINGS INCLUDED! WHY RENT WHEN YOU CAN BUY? * * LEAVE MESSAGE & GO * *

23. 2009-06-14
    listed $39,500 349-char remark

    Show marketing remark (349 chars)

    JUST MOVE RIGHT IN TO THIS CHARMING BRICK 2 STORY!SPACIOUS ROOMS * UPDATED BATH & EAT-IN KITCHEN W/ NEWER REFRIGERATOR & STOVE * LARGE BASEMENT W/ SHOWER, COMMODE & GREAT AREA FOR FUTURE GR * COVERED FRONT & REAR PORCHES * NICE REAR YARD * FURNISHINGS INCLUDED! WHY RENT WHEN YOU CAN BUY? * * LEAVE MESSAGE & GO * *

24. 2005-06-13
    soldstatus $51,000
25. 2005-06-08
    soldstatus $31,000
26. 2004-05-28
    listed $39,900
27. 1997-06-09
    soldstatus $46,000
28. 1997-06-05
    soldstatus $46,000
29. 1997-03-10
    listed $49,500

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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 8 d/yr ≥96°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: $13,566
• − Mortgage interest: −$2,101
• − Property taxes: −$1,356
• − Insurance: −$188
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$1,091
• Taxable income: $6,661
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $5,215/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: Avella Area SD
• NCES district ID: 4202760
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $58,499
• Composite: 41.85/100
• National rank: #3381
• State rank: #198 of 539 in PA

Livability — Independence

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

Census & demographics

• Census place: Avella, PA
• Population (ZIP): 3,631

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 4% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Serbian 6% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 3.57%
• Current HPI: 170.4879
• 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

-24.2% since first listed

16 events — show timeline

• 2026-03-01 Relisted — West Penn MLS
• 2026-02-20 Contingent — West Penn MLS
• 2026-02-18 Price Changed $37,500 West Penn MLS
• 2025-11-25 Price Changed $45,000 West Penn MLS
• 2025-08-26 Price Changed $50,000 West Penn MLS
• 2025-08-01 Price Changed $60,000 West Penn MLS
• 2025-07-23 Price Changed $70,000 West Penn MLS
• 2025-07-16 Listed $80,000 West Penn MLS
• 2009-09-04 Sold (MLS) $39,500 West Penn MLS
• 2009-06-14 Listed $39,500 West Penn MLS
• 2005-06-13 Sold (Public Records) $51,000 Public Records
• 2005-06-08 Sold (MLS) $31,000 West Penn MLS
• 2004-05-28 Listed $39,900 West Penn MLS
• 1997-06-09 Sold (MLS) $46,000 West Penn MLS
• 1997-06-05 Sold (Public Records) $46,000 Public Records
• 1997-03-10 Listed $49,500 West Penn MLS

Property tax history

+7.7%/yr

Latest (2026): $1,356 · +7.6% YoY. Source: county tax records.