Whitaker II Plan · Jackson, PA 16037

$309,990

3 bd · 2.5 ba · 1,795 sqft · SingleFamily · 953 Days on market

↓ 5% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 3- LEVEL TOWNHOME WITH UP TO 2,366 SQ. FT. Attached 2-car garage. Open concept kitchen with large island opens to dining area. Owner's suite with generous walk-in closet, dual vanity, and oversized shower. Four foot rear extension options available. Finished basement options available.

Key facts

• 2 garage spots
• Listed 953 days

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $347,101.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (19.7% below list).
• Recommended offer: $249k (19.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 953 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $248,773 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 953 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.72% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $347,101
• List price: $309,990
• Delta: -10.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 Mercer Rd	0.47mi	3/2.0	1,812 (+1%)	18mo	$360,000	$199	59
115 Zeigler Dr	0.52mi	3/2.0	1,690 (-6%)	6mo	$347,500	$206	59
121 Jackson St	0.35mi	3/2.0	1,650 (-8%)	16mo	$382,500	$232	55
362 Mercer Rd	0.38mi	3/1.5	1,947 (+8%)	12mo	$335,000	$172	54

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: -25.4%
• Equity multiple: 0.14×
• Total profit: $-83,813
• Equity at exit: $51,754

10-year hold

• IRR: -21.6%
• Equity multiple: -0.12×
• Total profit: $-108,377
• Equity at exit: $30,011

Cash invested: $97,188 (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 16037

• Home prices YoY: -33.0%
• Active inventory: 59
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,488 medium
• Mortgage (P&I): −$1,820
• Tax est. 1.5%: −$434 /mo · $5,207/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-433

Break-even live

Break-even rent $3,036

Max offer price $284,383

Occupancy floor —

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: $86,775
• Closing costs: $10,413
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Truth Cir Unit Na Harmony, PA	3.0	3.0	1969	$2,499	$1.27	2d	1	0.16mi
200 Bassenheim Way Harmony, PA	1.0–3.0	1.0–2.0	1019	$2,400	$2.36	2d	1	0.76mi

Listing history 16 events

1. 2026-06-18
   days on market $309,990 Active 953 DOM
2. 2026-06-17
   days on market $309,990 Active 952 DOM
3. 2026-06-16
   days on market $309,990 Active 951 DOM
4. 2026-06-15
   days on market $309,990 Active 950 DOM
5. 2026-06-13
   days on market $309,990 Active 948 DOM
6. 2026-06-13
   days on market $309,990 Active 947 DOM
7. 2026-06-09
   days on market $309,990 Active 944 DOM
8. 2026-06-08
   days on market $309,990 Active 943 DOM
9. 2026-06-07
   days on market $309,990 Active 942 DOM
10. 2026-06-05
    days on market $309,990 Active 939 DOM
11. 2026-06-03
    days on market $309,990 Active 938 DOM
12. 2026-06-02
    days on market $309,990 Active 937 DOM
13. 2026-06-01
    days on market $309,990 Active 936 DOM
14. 2026-05-31
    days on market $309,990 Active 935 DOM
15. 2024-01-16
    price $309,990 295-char remark

    Show marketing remark (295 chars)

    SPACIOUS 3- LEVEL TOWNHOME WITH UP TO 2,366 SQ. FT. Attached 2-car garage. Open concept kitchen with large island opens to dining area. Owner's suite with generous walk-in closet, dual vanity, and oversized shower. Four foot rear extension options available. Finished basement options available.

16. 2023-11-08
    listed $324,990 Active 295-char remark

    Show marketing remark (295 chars)

    SPACIOUS 3- LEVEL TOWNHOME WITH UP TO 2,366 SQ. FT. Attached 2-car garage. Open concept kitchen with large island opens to dining area. Owner's suite with generous walk-in closet, dual vanity, and oversized shower. Four foot rear extension options available. Finished basement options available.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,853
• − Mortgage interest: −$19,443
• − Property taxes: −$5,207
• − Insurance: −$1,736
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$10,097
• Taxable loss: −$11,406
• Est. tax savings @ 24.0%: +$2,737
• After-tax cash flow: $-2,464/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: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Jackson

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

Census & demographics

• Population (ZIP): 4,840

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 8% Serbian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.27%
• Current HPI: 176.9293
• 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

-4.6% since first listed

2 events — show timeline

• 2024-01-16 Price Changed $309,990 Zillow
• 2023-11-08 Listed $324,990 Zillow