4321 Route 286 Hwy E · Chevy Chase Heights, PA 15701

$99,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 108 Days on market

Built 1932 1.00 ac lot ↓ 20% since listing

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Why this score? — see what drove the C- 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This timeless 2 bed, 1 bath home is situated on a peaceful 1-acre lot with a serene country setting. Cozy yet functional, this 2-story residence is full of character and offers a perfect blend of vintage charm and modern comfort. The main floor boasts an inviting living space and practical layout and the home is an excellent canvas for those seeking to personalize and make it their own. Outside, the possibilities are endless—enjoy the expansive yard for gardening, outdoor gatherings, or simply soaking in the tranquility of nature. A detached one-car garage adds convenience and additional storage. This two-story gem is waiting for you to call it home.

Key facts

• Expansive yard
• 1 acre lot
• Detached garage

Tags

• 1 ACRE LOT
• DETACHED GARAGE
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,142 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D, amenities F, commute F.
• Marion Center Area SD (rural): math 39% / reading 61% proficiency, ranked #184 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rayne El Sch (math 47% / reading 67%, grade C+, #444 of 1,518 statewide, top 32%, 288 students, 62% FRL); Marion Center Area Jr/Sr Hs (math 34% / reading 57%, grade D-, #188 of 437 statewide, top 43%, 557 students, 38% FRL).
• Market conditions: 94 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-8,172
• Equity at exit: $14,895

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $3,222
• Equity at exit: $8,638

Cash invested: $27,972 (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 15701

• Home prices YoY: -26.2%
• Active inventory: 94
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $126

Break-even live

Break-even rent $855

Max offer price $99,900

Occupancy floor 83%

Sensitivity live

Price	-10% $182	-5% $154	+0% $126	+5% $97	+10% $69
Rent	-10% $46	-5% $86	+0% $126	+5% $166	+10% $206
Rate	-1.0pp $176	-0.5pp $151	base $126	+0.5pp $100	+1.0pp $74

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-02-02
   historical Expired 664-char remark

   Show marketing remark (664 chars)

   This timeless 2 bed, 1 bath home is situated on a peaceful 1-acre lot with a serene country setting. Cozy yet functional, this 2-story residence is full of character and offers a perfect blend of vintage charm and modern comfort. The main floor boasts an inviting living space and practical layout and the home is an excellent canvas for those seeking to personalize and make it their own. Outside, the possibilities are endless—enjoy the expansive yard for gardening, outdoor gatherings, or simply soaking in the tranquility of nature. A detached one-car garage adds convenience and additional storage. This two-story gem is waiting for you to call it home.

2. 2026-02-02
   listed $99,900 Active 664-char remark

   Show marketing remark (664 chars)

   This timeless 2 bed, 1 bath home is situated on a peaceful 1-acre lot with a serene country setting. Cozy yet functional, this 2-story residence is full of character and offers a perfect blend of vintage charm and modern comfort. The main floor boasts an inviting living space and practical layout and the home is an excellent canvas for those seeking to personalize and make it their own. Outside, the possibilities are endless—enjoy the expansive yard for gardening, outdoor gatherings, or simply soaking in the tranquility of nature. A detached one-car garage adds convenience and additional storage. This two-story gem is waiting for you to call it home.

3. 2025-12-11
   price $119,900 664-char remark

   Show marketing remark (664 chars)

   This timeless 2 bed, 1 bath home is situated on a peaceful 1-acre lot with a serene country setting. Cozy yet functional, this 2-story residence is full of character and offers a perfect blend of vintage charm and modern comfort. The main floor boasts an inviting living space and practical layout and the home is an excellent canvas for those seeking to personalize and make it their own. Outside, the possibilities are endless—enjoy the expansive yard for gardening, outdoor gatherings, or simply soaking in the tranquility of nature. A detached one-car garage adds convenience and additional storage. This two-story gem is waiting for you to call it home.

4. 2025-10-02
   status Active 664-char remark

   Show marketing remark (664 chars)

   This timeless 2 bed, 1 bath home is situated on a peaceful 1-acre lot with a serene country setting. Cozy yet functional, this 2-story residence is full of character and offers a perfect blend of vintage charm and modern comfort. The main floor boasts an inviting living space and practical layout and the home is an excellent canvas for those seeking to personalize and make it their own. Outside, the possibilities are endless—enjoy the expansive yard for gardening, outdoor gatherings, or simply soaking in the tranquility of nature. A detached one-car garage adds convenience and additional storage. This two-story gem is waiting for you to call it home.

5. 2025-09-17
   historical Contingent 664-char remark

   Show marketing remark (664 chars)

   This timeless 2 bed, 1 bath home is situated on a peaceful 1-acre lot with a serene country setting. Cozy yet functional, this 2-story residence is full of character and offers a perfect blend of vintage charm and modern comfort. The main floor boasts an inviting living space and practical layout and the home is an excellent canvas for those seeking to personalize and make it their own. Outside, the possibilities are endless—enjoy the expansive yard for gardening, outdoor gatherings, or simply soaking in the tranquility of nature. A detached one-car garage adds convenience and additional storage. This two-story gem is waiting for you to call it home.

6. 2025-02-03
   listed $125,000 Active 664-char remark

   Show marketing remark (664 chars)

   This timeless 2 bed, 1 bath home is situated on a peaceful 1-acre lot with a serene country setting. Cozy yet functional, this 2-story residence is full of character and offers a perfect blend of vintage charm and modern comfort. The main floor boasts an inviting living space and practical layout and the home is an excellent canvas for those seeking to personalize and make it their own. Outside, the possibilities are endless—enjoy the expansive yard for gardening, outdoor gatherings, or simply soaking in the tranquility of nature. A detached one-car garage adds convenience and additional storage. This two-story gem is waiting for you to call it home.

ⓘ 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: $1,319 · $110/mo
• Projected year-2 tax: $1,449 · $121/mo
• Expected delta: +$130/yr (+$11/mo · 9.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,170
• − Mortgage interest: −$5,596
• − Property taxes: −$1,319
• − Insurance: −$500
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,906
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,533/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: Marion Center Area SD
• NCES district ID: 4214730
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $48,766
• Composite: 42.58/100
• National rank: #3194
• State rank: #184 of 539 in PA

Livability — Chevy Chase Heights

• Score: 65/100
• State rank: #1142
• US rank: #13096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Indiana County · 31,269 people
• Metro: Indiana, PA
• Population (ZIP): 31,269
• Household income: $56,311
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1590.0

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.33%
• Current HPI: 167.0982
• Rent YoY: —
• Metro: Indiana, PA
• 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

-20.1% since first listed

6 events — show timeline

• 2026-02-02 Listed $99,900 West Penn MLS
• 2026-02-02 Delisted — West Penn MLS
• 2025-12-11 Price Changed $119,900 West Penn MLS
• 2025-10-02 Relisted — West Penn MLS
• 2025-09-17 Contingent — West Penn MLS
• 2025-02-03 Listed $125,000 West Penn MLS

Property tax history

+2.7%/yr

Latest (2026): $1,319 · +3.6% YoY. Source: county tax records.