113 E Church Ave · Masontown, PA 15461

$25,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 290 Days on market

Built 1899 7,048 sqft lot $16/sqft · 81% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

House needs some TLC . .. . great for investor. .. .. cash or conventional loan only. Has all new sewer and water lines. Selingl as is owner is not making any more repairs.

Key facts

• 7,048 sq ft lot
• Garage
• Built 1899

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,115 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $589 of equity ($173 loan paydown + $416 appreciation (1.7% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $50k (67%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 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 1899 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.90% ✓
• Cap rate: 41.63%
• Cash-on-cash: 126.19%
• DSCR: 6.61
• GRM: 1.7

CMA / ARV

• ARV (median comp): $134,720
• List price: $25,000
• Delta: -81.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Cedar St	0.14mi	3/2.0	1,576 (+0%)	8mo	$178,500	$113	86
4 N Washington St	0.20mi	3/2.5	1,576 (+0%)	4mo	$225,000	$143	85
122 E Harvey St	0.32mi	3/2.0	1,496 (-5%)	1mo	$48,000	$32	76
409 S Water St	0.33mi	3/1.0	1,528 (-3%)	10mo	$74,900	$49	68
310 Provins Ave	0.46mi	3/1.5	1,540 (-2%)	14mo	$165,000	$107	62
507 N Water St	0.38mi	2/2.0 (-1)	1,525 (-3%)	15mo	$85,000	$56	61
309 S Locust St	0.37mi	3/2.0	1,480 (-6%)	15mo	$240,000	$162	60
103 Cedar St	0.19mi	4/1.5 (+1)	1,352 (-14%)	6mo	$185,000	$137	56
105 Central Ave	0.68mi	3/2.0	1,676 (+7%)	1mo	$99,900	$60	56
514 S Main St	0.40mi	3/1.5	1,800 (+15%)	2mo	$14,900	$8	53
114 Harbison Ave	0.68mi	3/1.0	1,528 (-3%)	8mo	$132,000	$86	53
412 N Water St	0.37mi	4/1.5 (+1)	1,372 (-12%)	14mo	$152,500	$111	43

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

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.89×
• Total profit: $48,227
• Equity at exit: $9,408

10-year hold

• IRR: —
• Equity multiple: 16.47×
• Total profit: $108,319
• Equity at exit: $13,207

Cash invested: $7,000 (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 15461

• Home prices YoY: 0.8%
• Active inventory: 19
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $736

Break-even live

Break-even rent $292

Max offer price $25,000

Occupancy floor 35%

Sensitivity live

Price	-10% $750	-5% $743	+0% $736	+5% $729	+10% $722
Rent	-10% $639	-5% $688	+0% $736	+5% $784	+10% $833
Rate	-1.0pp $749	-0.5pp $742	base $736	+0.5pp $730	+1.0pp $723

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   status $25,000 Pending 290 DOM
2. 2026-06-17
   days on market $25,000 Active 290 DOM
3. 2026-06-16
   days on market $25,000 Active 289 DOM
4. 2026-06-15
   days on market $25,000 Active 288 DOM
5. 2026-06-14
   days on market $25,000 Active 286 DOM
6. 2026-06-13
   days on market $25,000 Active 285 DOM
7. 2026-06-10
   days on market $25,000 Active 283 DOM
8. 2026-06-09
   days on market $25,000 Active 282 DOM
9. 2026-06-08
   days on market $25,000 Active 281 DOM
10. 2026-06-07
    days on market $25,000 Active 280 DOM
11. 2026-06-02
    days on market $25,000 Active 275 DOM
12. 2026-06-01
    days on market $25,000 Active 274 DOM
13. 2026-05-31
    days on market $25,000 Active 273 DOM
14. 2026-05-30
    remarks 222-char remark
15. 2026-05-30
    pricedays on market $25,000 Active 272 DOM
16. 2025-11-19
    price $45,000 172-char remark

    Show marketing remark (172 chars)

    House needs some TLC . .. . great for investor. .. .. cash or conventional loan only. Has all new sewer and water lines. Selingl as is owner is not making any more repairs.

17. 2025-08-30
    listed $75,000 Active 172-char remark

    Show marketing remark (172 chars)

    House needs some TLC . .. . great for investor. .. .. cash or conventional loan only. Has all new sewer and water lines. Selingl as is owner is not making any more repairs.

18. 2025-08-25
    historical Expired 160-char remark

    Show marketing remark (160 chars)

    This is a great house for investors. Cash or conventional loan​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ only.

19. 2025-08-07
    price $75,000 160-char remark

    Show marketing remark (160 chars)

    This is a great house for investors. Cash or conventional loan​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ only.

20. 2024-08-26
    listed $79,000 Active 160-char remark

    Show marketing remark (160 chars)

    This is a great house for investors. Cash or conventional loan​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ only.

21. 1992-04-16
    soldstatus $25,000

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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: $14,688
• − Mortgage interest: −$1,400
• − Property taxes: −$1,072
• − Insurance: −$125
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$727
• Taxable income: $9,013
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $6,670/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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Masontown

• Score: 65/100
• State rank: #1115
• US rank: #12702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masontown, PA
• Population (ZIP): 3,624

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 11% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 9% Romanian 7% Slovak 5%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 207.2041
• 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

+80.0% since first listed

6 events — show timeline

• 2025-11-19 Price Changed $45,000 West Penn MLS
• 2025-08-30 Listed $75,000 West Penn MLS
• 2025-08-25 Delisted — West Penn MLS
• 2025-08-07 Price Changed $75,000 West Penn MLS
• 2024-08-26 Listed $79,000 West Penn MLS
• 1992-04-16 Sold (Public Records) $25,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $1,072 · +0.0% YoY. Source: county tax records.