19 Saul Ave · Hempfield, PA 16125

$39,900

2 bd · 1.0 ba · 760 sqft · SingleFamily · 84 Days on market

Built 1925 Fair condition 9,600 sqft lot Garage $52/sqft · 60% below area

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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
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• 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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($903 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 2.1% in Hempfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: Greenville El Sch (math 35% / reading 54%, grade F, #815 of 1,518 statewide, top 56%, 625 students, 59% FRL); Greenville Jshs (math 31% / reading 43%, grade F, #289 of 437 statewide, top 67%, 653 students, 50% FRL) — zoned schools average 54% FRL vs 39% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 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 $276 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $40k implies a 73% 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 $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.26% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.79%
• DSCR: 2.95
• GRM: 3.7

CMA / ARV

• ARV (median comp): $100,000
• List price: $39,900
• Delta: -60.10%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Davidson Ave	0.63mi	3/1.0 (+1)	875 (+15%)	4mo	$100,000	$114	38
23 Eastway Ave	1.69mi	2/1.0	967 (+27%)	32mo	$95,000	$98	20
47 N Main St	1.00mi	2/1.5	887 (+17%)	24mo	$36,000	$41	18

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: 40.7%
• Equity multiple: 2.75×
• Total profit: $19,534
• Equity at exit: $5,949

10-year hold

• IRR: 47.0%
• Equity multiple: 5.53×
• Total profit: $50,577
• Equity at exit: $3,450

Cash invested: $11,172 (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: 97
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $903 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $408

Break-even live

Break-even rent $387

Max offer price $39,900

Occupancy floor 50%

Sensitivity live

Price	-10% $430	-5% $419	+0% $408	+5% $396	+10% $385
Rent	-10% $336	-5% $372	+0% $408	+5% $443	+10% $479
Rate	-1.0pp $428	-0.5pp $418	base $408	+0.5pp $397	+1.0pp $387

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: $9,975
• Closing costs: $1,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Public waterPublic sewerElectric service (standard)
• Home design: Single-storyResale propertyComposition roofAluminum siding
• Construction: Aluminum siding constructionComposition 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: HardwoodTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Hardwood flooringTile flooringBasement

Listing history 50 events

1. 2026-08-06
   days on market $39,900 Active 84 DOM
2. 2026-08-05
   days on market $39,900 Active 83 DOM
3. 2026-08-04
   days on market $39,900 Active 82 DOM
4. 2026-08-03
   days on market $39,900 Active 81 DOM
5. 2026-07-31
   days on market $39,900 Active 78 DOM
6. 2026-07-30
   days on market $39,900 Active 77 DOM
7. 2026-07-29
   days on market $39,900 Active 76 DOM
8. 2026-07-27
   days on market $39,900 Active 74 DOM
9. 2026-07-25
   days on market $39,900 Active 72 DOM
10. 2026-07-24
    days on market $39,900 Active 71 DOM
11. 2026-07-23
    days on market $39,900 Active 70 DOM
12. 2026-07-22
    days on market $39,900 Active 69 DOM
13. 2026-07-21
    days on market $39,900 Active 68 DOM
14. 2026-07-20
    days on market $39,900 Active 67 DOM
15. 2026-07-18
    days on market $39,900 Active 65 DOM
16. 2026-07-16
    days on market $39,900 Active 63 DOM
17. 2026-07-15
    days on market $39,900 Active 62 DOM
18. 2026-07-14
    days on market $39,900 Active 61 DOM
19. 2026-07-13
    days on market $39,900 Active 60 DOM
20. 2026-07-12
    days on market $39,900 Active 59 DOM
21. 2026-07-12
    days on market $39,900 Active 58 DOM
22. 2026-07-10
    days on market $39,900 Active 57 DOM
23. 2026-07-09
    days on market $39,900 Active 56 DOM
24. 2026-07-08
    days on market $39,900 Active 54 DOM
25. 2026-07-06
    days on market $39,900 Active 53 DOM
26. 2026-07-05
    days on market $39,900 Active 52 DOM
27. 2026-07-05
    days on market $39,900 Active 51 DOM
28. 2026-07-03
    days on market $39,900 Active 50 DOM
29. 2026-07-02
    days on market $39,900 Active 49 DOM
30. 2026-07-01
    days on market $39,900 Active 48 DOM
31. 2026-06-30
    days on market $39,900 Active 47 DOM
32. 2026-06-29
    days on market $39,900 Active 46 DOM
33. 2026-06-28
    days on market $39,900 Active 45 DOM
34. 2026-06-28
    price $39,900 Active 44 DOM
35. 2026-06-27
    days on market $43,900 Active 44 DOM
36. 2026-06-26
    days on market $43,900 Active 43 DOM
37. 2026-06-22
    days on market $43,900 Active 39 DOM
38. 2026-06-21
    days on market $43,900 Active 38 DOM
39. 2026-06-21
    days on market $43,900 Active 37 DOM
40. 2026-06-18
    days on market $43,900 Active 35 DOM
41. 2026-06-17
    days on market $43,900 Active 34 DOM
42. 2026-06-16
    days on market $43,900 Active 33 DOM
43. 2026-06-15
    days on market $43,900 Active 32 DOM
44. 2026-06-13
    days on market $43,900 Active 30 DOM
45. 2026-06-12
    pricedays on market $43,900 Active 29 DOM
46. 2026-06-09
    days on market $54,900 Active 26 DOM
47. 2026-06-08
    days on market $54,900 Active 25 DOM
48. 2026-06-08
    pricedays on market $54,900 Active 24 DOM
49. 2026-06-07
    days on market $61,900 Active 23 DOM
50. 2026-06-04
    days on market $61,900 Active 20 DOM

ⓘ 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: $10,838
• − Mortgage interest: −$2,235
• − Property taxes: −$959
• − Insurance: −$200
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$1,161
• Taxable income: $4,550
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $3,801/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $19,000–$34,200 screening

This 2-bedroom starter home requires extensive repairs and updates to its exterior, interior, and bathrooms. Significant investments in roof, siding, flooring, and painting are needed to improve its condition and value.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos
• Major Other — No other components visible in photos

Repairs flagged

• Major roof — Signs of significant wear and potential leaks
• Major siding — Weathered and peeling siding
• Major flooring — Damaged parquet flooring in multiple rooms
• Major interior walls — Peeling paint and visible damage
• Major bathroom — Tiled bathroom with visible damage and outdated fixtures

Value-add opportunities

• Both New roof — Essential for structural integrity and water resistance ↑
• Both Siding replacement — Improves curb appeal and energy efficiency ↑
• Both Flooring replacement — Enhances interior aesthetics and comfort ↑
• Both Painting — Refreshes interior and exterior appearance ↑
• Both Bathroom renovation — Updates outdated fixtures and improves functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

High Greenville Jshs F PA #289/437 Nat'l #9,001/17,239

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 · 108,341 people
• Population (ZIP): 17,088
• Household income: $56,851
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 15% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Public waterPublic sewerElectric service (standard)
• Home design: Single-storyResale propertyComposition roofAluminum siding
• Construction: Aluminum siding constructionComposition 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: HardwoodTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Hardwood flooringTile flooringBasement

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.