21 Daisytown Rd · West Pike Run, PA 15427

$87,750

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 28 Days on market

Built 1970 1.60 ac lot $78/sqft · at area comps Est $87k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.6/10.0
• ARV discount +7.3/15.0
• Appreciation +5.0/10.0
• 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

One level living Ranch style home located on 1.6 acres of private and wooded land. Enjoy the front covered porch this autumn. All three bedrooms and the first full bathroom are located on the main level. Plenty of counter and cabinet space in the eat in kitchen w/ oak cabinetry. There is a finished game room on the lower level with glass block windows and the second full bathroom. New septic tank was just installed. Minutes to I-70 and Toll rd 43.

Key facts

• Front covered porch
• New septic tank
• One level living

Tags

• ONE LEVEL LIVING
• PRIVATE AND WOODED LAND
• FRONT COVERED PORCH
• FINISHED GAME ROOM
• NEW SEPTIC TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (1.5% 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.
• Market conditions: 2 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 $3k of equity ($606 loan paydown + $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $62k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $86,433 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 6.6

CMA / ARV

• ARV (median comp): $87,439
• List price: $87,750
• Delta: 13.22%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Nixon Ave	0.54mi	3/1.0	1,204 (+8%)	23mo	$147,000	$122	41

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: 17.4%
• Equity multiple: 1.99×
• Total profit: $24,332
• Equity at exit: $39,456

10-year hold

• IRR: 18.9%
• Equity multiple: 3.75×
• Total profit: $67,486
• Equity at exit: $60,807

Cash invested: $24,570 (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 15427

• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$460
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $215

Break-even live

Break-even rent $835

Max offer price $87,750

Occupancy floor 76%

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: $21,938
• Closing costs: $2,632
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $87,750 Active 28 DOM
2. 2026-06-17
   days on market $87,750 Active 27 DOM
3. 2026-06-16
   days on market $87,750 Active 26 DOM
4. 2026-06-15
   days on market $87,750 Active 25 DOM
5. 2026-06-13
   days on market $87,750 Active 23 DOM
6. 2026-06-12
   days on market $87,750 Active 22 DOM
7. 2026-06-09
   days on market $87,750 Active 19 DOM
8. 2026-06-08
   days on market $87,750 Active 18 DOM
9. 2026-06-08
   days on market $87,750 Active 17 DOM
10. 2026-06-04
    days on market $87,750 Active 13 DOM
11. 2026-06-02
    pricedays on market $87,750 Active 12 DOM
12. 2026-06-01
    days on market $99,000 Active 11 DOM
13. 2026-05-31
    days on market $99,000 Active 10 DOM
14. 2026-01-15
    price $99,000 451-char remark

    Show marketing remark (451 chars)

    One level living Ranch style home located on 1.6 acres of private and wooded land. Enjoy the front covered porch this autumn. All three bedrooms and the first full bathroom are located on the main level. Plenty of counter and cabinet space in the eat in kitchen w/ oak cabinetry. There is a finished game room on the lower level with glass block windows and the second full bathroom. New septic tank was just installed. Minutes to I-70 and Toll rd 43.

15. 2025-08-05
    price $113,000 451-char remark

    Show marketing remark (451 chars)

    One level living Ranch style home located on 1.6 acres of private and wooded land. Enjoy the front covered porch this autumn. All three bedrooms and the first full bathroom are located on the main level. Plenty of counter and cabinet space in the eat in kitchen w/ oak cabinetry. There is a finished game room on the lower level with glass block windows and the second full bathroom. New septic tank was just installed. Minutes to I-70 and Toll rd 43.

16. 2025-05-28
    listed $150,000 Active 451-char remark

    Show marketing remark (451 chars)

    One level living Ranch style home located on 1.6 acres of private and wooded land. Enjoy the front covered porch this autumn. All three bedrooms and the first full bathroom are located on the main level. Plenty of counter and cabinet space in the eat in kitchen w/ oak cabinetry. There is a finished game room on the lower level with glass block windows and the second full bathroom. New septic tank was just installed. Minutes to I-70 and Toll rd 43.

17. 2020-11-13
    soldstatus $90,000
18. 2020-11-11
    soldstatus $90,000 Closed 285-char remark

    Show marketing remark (285 chars)

    Great opportunity for one level living!! Covered front and side porch! Generous room sizes!! Large kitchen with tons of wooden cabinetry!! Partially finished basement adds additional living and storage space! 1.6 Acres of land!! Many many updates. This home is ready to be moved into!!

19. 2020-07-16
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Great opportunity for one level living!! Covered front and side porch! Generous room sizes!! Large kitchen with tons of wooden cabinetry!! Partially finished basement adds additional living and storage space! 1.6 Acres of land!! Many many updates. This home is ready to be moved into!!

20. 2020-06-17
    status Under Contract 285-char remark

    Show marketing remark (285 chars)

    Great opportunity for one level living!! Covered front and side porch! Generous room sizes!! Large kitchen with tons of wooden cabinetry!! Partially finished basement adds additional living and storage space! 1.6 Acres of land!! Many many updates. This home is ready to be moved into!!

21. 2020-06-10
    price $90,000 285-char remark

    Show marketing remark (285 chars)

    Great opportunity for one level living!! Covered front and side porch! Generous room sizes!! Large kitchen with tons of wooden cabinetry!! Partially finished basement adds additional living and storage space! 1.6 Acres of land!! Many many updates. This home is ready to be moved into!!

22. 2020-05-06
    price $91,700 285-char remark

    Show marketing remark (285 chars)

    Great opportunity for one level living!! Covered front and side porch! Generous room sizes!! Large kitchen with tons of wooden cabinetry!! Partially finished basement adds additional living and storage space! 1.6 Acres of land!! Many many updates. This home is ready to be moved into!!

23. 2020-03-15
    price $94,500 285-char remark

    Show marketing remark (285 chars)

    Great opportunity for one level living!! Covered front and side porch! Generous room sizes!! Large kitchen with tons of wooden cabinetry!! Partially finished basement adds additional living and storage space! 1.6 Acres of land!! Many many updates. This home is ready to be moved into!!

24. 2020-01-23
    price $98,900 285-char remark

    Show marketing remark (285 chars)

    Great opportunity for one level living!! Covered front and side porch! Generous room sizes!! Large kitchen with tons of wooden cabinetry!! Partially finished basement adds additional living and storage space! 1.6 Acres of land!! Many many updates. This home is ready to be moved into!!

25. 2019-12-27
    listed $102,000 Active 285-char remark

    Show marketing remark (285 chars)

    Great opportunity for one level living!! Covered front and side porch! Generous room sizes!! Large kitchen with tons of wooden cabinetry!! Partially finished basement adds additional living and storage space! 1.6 Acres of land!! Many many updates. This home is ready to be moved into!!

26. 2019-06-27
    historical Withdrawn
27. 2019-05-31
    price $38,900
28. 2019-04-16
    price $41,000
29. 2019-03-23
    status Active
30. 2019-03-20
    historical Contingent
31. 2019-02-22
    listed $42,900 Active

ⓘ 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: $1,959 · $163/mo
• Projected year-2 tax: $1,959 · $163/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 7 d/yr ≥97°F today · 18 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: $13,296
• − Mortgage interest: −$4,915
• − Property taxes: −$1,959
• − Insurance: −$439
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,553
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,271/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): 856

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% Black 7% Two or more races 6%
• Common ancestry: Romanian 15% Subsaharan African 4% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: —
• Current HPI: —
• 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

+130.8% since first listed

18 events — show timeline

• 2026-01-15 Price Changed $99,000 West Penn MLS
• 2025-08-05 Price Changed $113,000 West Penn MLS
• 2025-05-28 Listed $150,000 West Penn MLS
• 2020-11-13 Sold (Public Records) $90,000 Public Records
• 2020-11-11 Sold (MLS) $90,000 West Penn MLS
• 2020-07-16 Pending — West Penn MLS
• 2020-06-17 Pending — West Penn MLS
• 2020-06-10 Price Changed $90,000 West Penn MLS
• 2020-05-06 Price Changed $91,700 West Penn MLS
• 2020-03-15 Price Changed $94,500 West Penn MLS
• 2020-01-23 Price Changed $98,900 West Penn MLS
• 2019-12-27 Listed $102,000 West Penn MLS
• 2019-06-27 Delisted — West Penn MLS
• 2019-05-31 Price Changed $38,900 West Penn MLS
• 2019-04-16 Price Changed $41,000 West Penn MLS
• 2019-03-23 Relisted — West Penn MLS
• 2019-03-20 Contingent — West Penn MLS
• 2019-02-22 Listed $42,900 West Penn MLS

Property tax history

+3.8%/yr

Latest (2026): $1,959 · +1.0% YoY. Source: county tax records.