95 E Main St · West Middletown, PA 15379

$119,900

3 bd · 1.0 ba · 1,659 sqft · SingleFamily public records · 80 Days on market

Built 1900 0.77 ac lot

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 95 East Main Street. This property offers an excellent opportunity to own within the Avella School District. Situated on over half an acre, the home features generously sized rooms and a well-designed layout that provides a natural separation between the kitchen, living, and dining areas, making it ideal for both everyday living and entertaining. This four bedroom, one and a half bath home offers ample space and flexibility for a variety of living arrangements. The basement provides outstanding potential for customization, whether you envision a dedicated recreation space, home gym, workshop, or additional living area. Conveniently located just minutes from Cross Creek Lake, you will enjoy easy access to walking trails, fishing, and boating. The property extends from Route 18 to Lane Road, offering both accessibility and additional space.

Key facts

• Over half an acre
• Boating
• Well-designed layout

Tags

• OVER HALF AN ACRE
• WELL-DESIGNED LAYOUT
• WALKING TRAILS
• FISHING
• BOATING
• ACCESSIBILITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,554 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Avella Area SD (rural): math 37% / reading 59% proficiency, ranked #198 of 539 in PA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago 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.
• Current owner paid $18k; list at $120k implies a 548% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 F-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: 1.15% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 7.3

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: 15.8%
• Equity multiple: 1.90×
• Total profit: $30,299
• Equity at exit: $53,912

10-year hold

• IRR: 17.5%
• Equity multiple: 3.55×
• Total profit: $85,730
• Equity at exit: $83,085

Cash invested: $33,572 (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 15379

• Active inventory: 1
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $249

Break-even live

Break-even rent $1,058

Max offer price $119,900

Occupancy floor 77%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $119,900 Active 80 DOM
2. 2026-06-17
   days on market $119,900 Active 79 DOM
3. 2026-06-16
   days on market $119,900 Active 78 DOM
4. 2026-06-15
   days on market $119,900 Active 77 DOM
5. 2026-06-13
   days on market $119,900 Active 75 DOM
6. 2026-06-09
   days on market $119,900 Active 71 DOM
7. 2026-06-08
   days on market $119,900 Active 70 DOM
8. 2026-06-07
   days on market $119,900 Active 69 DOM
9. 2026-06-05
   days on market $119,900 Active 66 DOM
10. 2026-06-03
    days on market $119,900 Active 65 DOM
11. 2026-06-02
    days on market $119,900 Active 64 DOM
12. 2026-06-01
    days on market $119,900 Active 63 DOM
13. 2026-05-31
    days on market $119,900 Active 62 DOM
14. 2026-05-03
    status Active 861-char remark

    Show marketing remark (861 chars)

    Welcome to 95 East Main Street. This property offers an excellent opportunity to own within the Avella School District. Situated on over half an acre, the home features generously sized rooms and a well-designed layout that provides a natural separation between the kitchen, living, and dining areas, making it ideal for both everyday living and entertaining. This four bedroom, one and a half bath home offers ample space and flexibility for a variety of living arrangements. The basement provides outstanding potential for customization, whether you envision a dedicated recreation space, home gym, workshop, or additional living area. Conveniently located just minutes from Cross Creek Lake, you will enjoy easy access to walking trails, fishing, and boating. The property extends from Route 18 to Lane Road, offering both accessibility and additional space.

15. 2026-04-14
    historical Contingent 861-char remark

    Show marketing remark (861 chars)

    Welcome to 95 East Main Street. This property offers an excellent opportunity to own within the Avella School District. Situated on over half an acre, the home features generously sized rooms and a well-designed layout that provides a natural separation between the kitchen, living, and dining areas, making it ideal for both everyday living and entertaining. This four bedroom, one and a half bath home offers ample space and flexibility for a variety of living arrangements. The basement provides outstanding potential for customization, whether you envision a dedicated recreation space, home gym, workshop, or additional living area. Conveniently located just minutes from Cross Creek Lake, you will enjoy easy access to walking trails, fishing, and boating. The property extends from Route 18 to Lane Road, offering both accessibility and additional space.

16. 2026-03-30
    listed $119,900 Active 861-char remark

    Show marketing remark (861 chars)

    Welcome to 95 East Main Street. This property offers an excellent opportunity to own within the Avella School District. Situated on over half an acre, the home features generously sized rooms and a well-designed layout that provides a natural separation between the kitchen, living, and dining areas, making it ideal for both everyday living and entertaining. This four bedroom, one and a half bath home offers ample space and flexibility for a variety of living arrangements. The basement provides outstanding potential for customization, whether you envision a dedicated recreation space, home gym, workshop, or additional living area. Conveniently located just minutes from Cross Creek Lake, you will enjoy easy access to walking trails, fishing, and boating. The property extends from Route 18 to Lane Road, offering both accessibility and additional space.

17. 2025-09-01
    price $49,900 720-char remark

    Show marketing remark (720 chars)

    Investor Special! This spacious property offers incredible potential on a large ¾-acre lot in a peaceful rural setting—with the added bonus of public water and sewer. A true blank canvas, this four-bedroom home is ready for your vision and updates. The main level features a living room, dining room, kitchen, and full bath, while the walk-out lower level includes a side entrance and plenty of space to finish into a game room or additional living area. Generous closet and storage space throughout. Off-street parking for at least 3 vehicles. Whether you’re a seasoned flipper or looking to build sweat equity, for the work it needs. Don’t miss the opportunity to bring this home back to life!

18. 2025-08-02
    listed $62,000 Active 720-char remark

    Show marketing remark (720 chars)

    Investor Special! This spacious property offers incredible potential on a large ¾-acre lot in a peaceful rural setting—with the added bonus of public water and sewer. A true blank canvas, this four-bedroom home is ready for your vision and updates. The main level features a living room, dining room, kitchen, and full bath, while the walk-out lower level includes a side entrance and plenty of space to finish into a game room or additional living area. Generous closet and storage space throughout. Off-street parking for at least 3 vehicles. Whether you’re a seasoned flipper or looking to build sweat equity, for the work it needs. Don’t miss the opportunity to bring this home back to life!

19. 2024-10-02
    historical Expired
20. 2024-09-06
    price $79,900
21. 2024-09-06
    price $79,000
22. 2024-05-31
    status Active
23. 2024-04-24
    status Pending
24. 2024-03-14
    price $89,000
25. 2023-10-05
    listed $99,000 Active
26. 2018-04-11
    historical Withdrawn
27. 2018-02-13
    price $69,900
28. 2018-01-07
    listed $75,000 Active
29. 2017-12-15
    historical Expired
30. 2017-11-15
    price $89,000
31. 2017-09-26
    listed $99,900 Active
32. 2012-06-28
    soldstatus $18,500
33. 2012-06-28
    price $34,500
34. 2011-12-02
    listed $18,500
35. 2007-11-09
    soldstatus $84,900
36. 2000-03-21
    soldstatus $38,000
37. 2000-03-15
    soldstatus $38,000
38. 1999-10-01
    listed $39,500

ⓘ 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: $1,887 · $157/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$4/yr ($0/mo · 0.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,474
• − Mortgage interest: −$6,716
• − Property taxes: −$1,887
• − Insurance: −$600
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,488
• Taxable income: $1,147
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,707/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: Avella Area SD
• NCES district ID: 4202760
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $58,499
• Composite: 41.85/100
• National rank: #3381
• State rank: #198 of 539 in PA

Livability — West Middletown

• Score: 59/100
• State rank: #1554
• US rank: #20572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Middletown, PA
• City population: 61
• Population (ZIP): 61

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 48% Slovak 5% Serbian 3%
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+203.5% since first listed

25 events — show timeline

• 2026-05-03 Relisted — West Penn MLS
• 2026-04-14 Contingent — West Penn MLS
• 2026-03-30 Listed $119,900 West Penn MLS
• 2025-09-01 Price Changed $49,900 West Penn MLS
• 2025-08-02 Listed $62,000 West Penn MLS
• 2024-10-02 Delisted — West Penn MLS
• 2024-09-06 Price Changed $79,900 West Penn MLS
• 2024-09-06 Price Changed $79,000 West Penn MLS
• 2024-05-31 Relisted — West Penn MLS
• 2024-04-24 Pending — West Penn MLS
• 2024-03-14 Price Changed $89,000 West Penn MLS
• 2023-10-05 Listed $99,000 West Penn MLS
• 2018-04-11 Delisted — West Penn MLS
• 2018-02-13 Price Changed $69,900 West Penn MLS
• 2018-01-07 Listed $75,000 West Penn MLS
• 2017-12-15 Delisted — West Penn MLS
• 2017-11-15 Price Changed $89,000 West Penn MLS
• 2017-09-26 Listed $99,900 West Penn MLS
• 2012-06-28 Price Changed $34,500 West Penn MLS
• 2012-06-28 Sold (MLS) $18,500 West Penn MLS
• 2011-12-02 Listed $18,500 West Penn MLS
• 2007-11-09 Sold (Public Records) $84,900 Public Records
• 2000-03-21 Sold (MLS) $38,000 West Penn MLS
• 2000-03-15 Sold (Public Records) $38,000 Public Records
• 1999-10-01 Listed $39,500 West Penn MLS

Property tax history

+9.2%/yr

Latest (2026): $1,887 · +2.0% YoY. Source: county tax records.