310 Sumner Ave · New Castle, PA 16105

$120,000

4 bd · 2.5 ba · 2,256 sqft · SingleFamily public records · 48 Days on market

Built 1930 10,367 sqft lot $53/sqft · 23% below area Est $156k · 23% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors delight! Add your loving touches to this gorgeous 2 and a half story brick tudor! Located in a prime North Hill neighborhood and surrounded by mature trees, this cozy house could be your next home! Spacious rooms and natural woodwork. Beautiful built-ins. French doors and lovely covered back porch off of the living room. Additional room is finished attic. This is an estate and is in the process of being cleaned out. It has had water damage and some of the registers are damaged.

Key facts

• Natural woodwork
• Beautiful built-ins
• French doors

Tags

• NORTH HILL NEIGHBORHOOD
• MATURE TREES
• NATURAL WOODWORK
• BEAUTIFUL BUILT-INS
• FRENCH DOORS
• COVERED BACK PORCH

Property features AI

Exterior

• Parking: Detached garage (1 parking space total)
• Utilities: Public water; Public sewer; Electric service
• Home design: Brick construction; Three stories; Asphalt roof
• Construction: Brick exterior; Asphalt roof
• Exterior features: Lot approximately 0.238 acres (60 x 173)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Some electric appliances
• Flooring: Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Full basement with interior entry; One fireplace in the family/living/great room; Hardwood flooring; Resale condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $120k.

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 ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#137 in PA, #1,120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• New Castle Area SD (town): math 9% / reading 19% proficiency, ranked #519 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1930 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 5.8

CMA / ARV

• ARV (median comp): $155,936
• List price: $120,000
• Delta: -23.05%
• 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
2003 Highland Ave	0.33mi	3/2.0 (-1)	2,212 (-2%)	6mo	$120,000	$54	70
417 E Moody Ave	0.46mi	4/1.5	2,314 (+3%)	1mo	$75,000	$32	69
1305 Albert St	0.19mi	4/3.5	2,498 (+11%)	7mo	$169,900	$68	64
433 E Sheridan Ave	0.26mi	3/1.5 (-1)	2,010 (-11%)	2mo	$50,000	$25	59
309 Boyles Ave	0.63mi	4/3.0	2,410 (+7%)	4mo	$100,000	$41	54
205 E Winter Ave	0.35mi	3/3.5 (-1)	2,488 (+10%)	5mo	$82,000	$33	53
415 Park Ave	0.60mi	3/2.5 (-1)	1,992 (-12%)	7mo	$72,000	$36	42
416 Boyles Ave	0.68mi	4/2.0	1,952 (-14%)	6mo	$182,000	$93	39
117 E Fairfield Ave	0.71mi	3/1.5 (-1)	1,990 (-12%)	1mo	$228,000	$115	37
15 W Garfield Ave	0.54mi	3/1.5 (-1)	1,936 (-14%)	6mo	$187,501	$97	37
132 E Englewood Ave	0.72mi	3/3.5 (-1)	1,980 (-12%)	1mo	$235,500	$119	36
409 E Wallace Ave	0.72mi	5/2.0 (+1)	1,997 (-12%)	6mo	$93,900	$47	35

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,542
• Equity at exit: $17,892

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $35,204
• Equity at exit: $10,375

Cash invested: $33,600 (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 16105

• Home prices YoY: -26.5%
• Active inventory: 105
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$319 /mo · $3,831/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $375

Break-even live

Break-even rent $1,264

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $120,000 Active 48 DOM
2. 2026-06-18
   days on market $120,000 Active 47 DOM
3. 2026-06-17
   days on market $120,000 Active 46 DOM
4. 2026-06-16
   days on market $120,000 Active 45 DOM
5. 2026-06-15
   days on market $120,000 Active 44 DOM
6. 2026-06-14
   days on market $120,000 Active 42 DOM
7. 2026-06-12
   days on market $120,000 Active 41 DOM
8. 2026-06-09
   days on market $120,000 Active 38 DOM
9. 2026-06-08
   days on market $120,000 Active 37 DOM
10. 2026-06-07
    days on market $120,000 Active 36 DOM
11. 2026-06-03
    days on market $120,000 Active 32 DOM
12. 2026-06-02
    days on market $120,000 Active 31 DOM
13. 2026-06-01
    days on market $120,000 Active 30 DOM
14. 2026-05-31
    days on market $120,000 Active 29 DOM
15. 2026-05-30
    days on market $120,000 Active 28 DOM
16. 2026-05-02
    listed $130,000 Active 593-char remark
17. 2026-04-16
    historical Expired 492-char remark

    Show marketing remark (492 chars)

    Investors delight! Add your loving touches to this gorgeous 2 and a half story brick tudor! Located in a prime North Hill neighborhood and surrounded by mature trees, this cozy house could be your next home! Spacious rooms and natural woodwork. Beautiful built-ins. French doors and lovely covered back porch off of the living room. Additional room is finished attic. This is an estate and is in the process of being cleaned out. It has had water damage and some of the registers are damaged.

18. 2026-01-03
    price $130,000 492-char remark

    Show marketing remark (492 chars)

    Investors delight! Add your loving touches to this gorgeous 2 and a half story brick tudor! Located in a prime North Hill neighborhood and surrounded by mature trees, this cozy house could be your next home! Spacious rooms and natural woodwork. Beautiful built-ins. French doors and lovely covered back porch off of the living room. Additional room is finished attic. This is an estate and is in the process of being cleaned out. It has had water damage and some of the registers are damaged.

19. 2025-10-16
    listed $149,900 Active 492-char remark

    Show marketing remark (492 chars)

    Investors delight! Add your loving touches to this gorgeous 2 and a half story brick tudor! Located in a prime North Hill neighborhood and surrounded by mature trees, this cozy house could be your next home! Spacious rooms and natural woodwork. Beautiful built-ins. French doors and lovely covered back porch off of the living room. Additional room is finished attic. This is an estate and is in the process of being cleaned out. It has had water damage and some of the registers are damaged.

20. 2024-12-05
    listed $149,900 Active

    Show marketing remark (433 chars)

    Add your loving touches to this gorgeous 2 and a half story brick tudor! Located in a prime North Hill neighborhood and surrounded by mature trees, this cozy house could be your next home! Spacious rooms and natural woodwork. Beautiful built-ins. French doors and lovely covered back porch off of the living room. Additional room is finished attic. This is an estate and is in the process of being cleaned out. More pictures to come!

21. 2000-10-13
    soldstatus $100,000
22. 2000-10-04
    soldstatus $100,000
23. 2000-06-20
    listed $105,000

ⓘ 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: $3,831 · $319/mo
• Projected year-2 tax: $3,831 · $319/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 ≥96°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: $20,858
• − Mortgage interest: −$6,722
• − Property taxes: −$3,831
• − Insurance: −$600
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$3,491
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,805/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: New Castle Area SD
• NCES district ID: 4216620
• Math proficiency: 9% ▼ -13.00%
• Reading proficiency: 19% ▼ -23.00%
• Median HH income: $30,967
• Composite: 11.08/100
• National rank: #9736
• State rank: #519 of 539 in PA

Livability — New Castle

• Score: 82/100
• State rank: #137
• US rank: #1120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, PA
• City population: 30,767
• Population (ZIP): 15,195

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 9% Serbian 3% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.26%
• Current HPI: 173.0332
• 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

+14.3% since first listed

9 events — show timeline

• 2026-05-23 Price Changed $120,000 West Penn MLS
• 2026-05-02 Listed $130,000 West Penn MLS
• 2026-04-16 Delisted — West Penn MLS
• 2026-01-03 Price Changed $130,000 West Penn MLS
• 2025-10-16 Listed $149,900 West Penn MLS
• 2024-12-05 Listed $149,900 West Penn MLS
• 2000-10-13 Sold (MLS) $100,000 West Penn MLS
• 2000-10-04 Sold (Public Records) $100,000 Public Records
• 2000-06-20 Listed $105,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $3,831 · +2.1% YoY. Source: county tax records.