19 Saul Ave · Hempfield, PA 16125

$43,900

2 bd · 1.0 ba · 760 sqft · Other · 35 Days on market

Built 1925 9,600 sqft lot $58/sqft · 56% below area

---

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 +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy 2 bedroom 1 bath starter home.

Key facts

• 9,600 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-story; Resale property; Composition roof; Aluminum siding
• Construction: Aluminum siding construction; Composition roof
• Exterior features: 0.22-acre lot

Interior

• Kitchen: Kitchen on the main level (12 x 9)
• Bedrooms: Bedroom 2 on the main level (12 x 8); Additional bedroom on the main level (9 x 12)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Hardwood flooring; Tile flooring; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $44k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $44k).
• Recommended offer: $43k (3.0% 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.
• Greenville Area SD (town): math 33% / reading 50% proficiency, ranked #342 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Mercer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $44k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,583 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.03% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.58%
• DSCR: 2.63
• GRM: 4.1

CMA / ARV

• ARV (median comp): $100,000
• List price: $43,900
• Delta: -56.10%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.4%
• Equity multiple: 2.36×
• Total profit: $16,778
• Equity at exit: $6,546

10-year hold

• IRR: 39.5%
• Equity multiple: 4.70×
• Total profit: $45,455
• Equity at exit: $3,796

Cash invested: $12,292 (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 16125

• Home prices YoY: -29.0%
• Active inventory: 70
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$230
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $375

Break-even live

Break-even rent $416

Max offer price $43,900

Occupancy floor 53%

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: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $43,900 Active 35 DOM
2. 2026-06-17
   days on market $43,900 Active 34 DOM
3. 2026-06-16
   days on market $43,900 Active 33 DOM
4. 2026-06-15
   days on market $43,900 Active 32 DOM
5. 2026-06-13
   days on market $43,900 Active 30 DOM
6. 2026-06-12
   pricedays on market $43,900 Active 29 DOM
7. 2026-06-09
   days on market $54,900 Active 26 DOM
8. 2026-06-08
   days on market $54,900 Active 25 DOM
9. 2026-06-08
   pricedays on market $54,900 Active 24 DOM
10. 2026-06-07
    days on market $61,900 Active 23 DOM
11. 2026-06-04
    days on market $61,900 Active 20 DOM
12. 2026-06-02
    days on market $61,900 Active 19 DOM
13. 2026-06-01
    days on market $61,900 Active 18 DOM
14. 2026-05-31
    days on market $61,900 Active 17 DOM
15. 2026-05-14
    listed $69,000 Active 40-char remark
16. 2026-01-05
    soldstatus $23,000

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $959 · $80/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 2/10 Low 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,680
• − Mortgage interest: −$2,459
• − Property taxes: −$959
• − Insurance: −$220
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$1,277
• Taxable income: $4,056
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $3,523/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: Greenville Area SD
• NCES district ID: 4211160
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $42,111
• Composite: 34.92/100
• National rank: #5069
• State rank: #342 of 539 in PA

Livability — Hempfield

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

Census & demographics

• County: Mercer · 21,752 people
• Population (ZIP): 17,088
• Household income: $56,851
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 15.4

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 108,341 people
• By 2030: 104,269 · -3.8%
• By 2040: 94,624 · -12.7%
• By 2050: 84,891 · -21.6%
• By 2075: 65,094 · -39.9%
• By 2100: 47,657 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Romanian 5% Slovak 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+30.2) · D 34.5% · R 64.7%
• 2008→2024 swing: -29.9pp toward R · 2008: -0.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.0 2016: R+25.0 2012: R+2.5 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.97%
• Current HPI: 156.3732
• 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

+90.9% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $43,900 West Penn MLS
• 2026-06-07 Price Changed $54,900 West Penn MLS
• 2026-05-25 Price Changed $61,900 West Penn MLS
• 2026-05-14 Listed $69,000 West Penn MLS
• 2026-01-05 Sold (Public Records) $23,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $959 · +0.0% YoY. Source: county tax records.