151-152 Meadow St · Westland, PA 15378

$34,500

4 bd · 2.0 ba · 2,030 sqft · SingleFamily · 42 Days on market

Built 1903 7,318 sqft lot $17/sqft · at area comps Est $35k · at est.

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +8.4/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

Opportunity knocks with this diamond in the rough—perfect for investors, renovators, or savvy buyers looking to build equity. This property offers the potential to be converted into a two-unit rental, making it an ideal income-producing asset once updated. The home currently features a flexible layout with multiple entry points, allowing for an easy reconfiguration into separate living spaces. Each side has the footprint to accommodate a private unit with its own kitchen, living area, and bedrooms. Bring your contractor and your vision to restore and modernize this property to its full potential. Whether you're looking to house-hack, create long-term rentals, or flip for profit, the upside here is significant.

Key facts

• Flexible layout
• Own kitchen
• Living area

Tags

• TWO-UNIT RENTAL
• FLEXIBLE LAYOUT
• MULTIPLE ENTRY POINTS
• PRIVATE UNIT
• OWN KITCHEN
• LIVING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 43/100 on livability (#1,727 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($239 loan paydown + $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 11.45% ✓
• Cap rate: 106.54%
• Cash-on-cash: 358.02%
• DSCR: 16.93
• GRM: 0.7

CMA / ARV

• ARV (median comp): $35,175
• List price: $34,500
• Delta: -1.92%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 2nd St	0.15mi	4/1.0	2,086 (+3%)	15mo	$13,500	$6	72
190 Dogwood St	0.07mi	3/1.0 (-1)	1,954 (-4%)	15mo	$55,500	$28	69

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: —
• Equity multiple: 20.08×
• Total profit: $184,273
• Equity at exit: $15,513

10-year hold

• IRR: —
• Equity multiple: 42.80×
• Total profit: $403,833
• Equity at exit: $23,907

Cash invested: $9,660 (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 15378

• Active inventory: 1
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $3,950 medium
• Mortgage (P&I): −$181
• Tax est. 1.5%: −$43 /mo · $518/yr
• Insurance: −$14
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $2,827

Break-even live

Break-even rent $372

Max offer price $34,500

Occupancy floor 23%

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 Washington Ave Hickory, PA	3.0	2.0	1715	$3,950	$2.30	24d	1	0.83mi

Listing history 4 events

1. 2026-06-02
   statusdays on market $34,500 Pending 42 DOM
2. 2026-06-01
   days on market $34,500 Active 41 DOM
3. 2026-05-31
   days on market $34,500 Active 40 DOM
4. 2026-04-21
   listed $34,500 Active 725-char remark

   Show marketing remark (725 chars)

   Opportunity knocks with this diamond in the rough—perfect for investors, renovators, or savvy buyers looking to build equity. This property offers the potential to be converted into a two-unit rental, making it an ideal income-producing asset once updated. The home currently features a flexible layout with multiple entry points, allowing for an easy reconfiguration into separate living spaces. Each side has the footprint to accommodate a private unit with its own kitchen, living area, and bedrooms. Bring your contractor and your vision to restore and modernize this property to its full potential. Whether you're looking to house-hack, create long-term rentals, or flip for profit, the upside here is significant.

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,400
• − Mortgage interest: −$1,933
• − Property taxes: −$518
• − Insurance: −$839
• − Repairs & maintenance: −$3,792
• − Management: −$3,792
• − Depreciation: −$1,004
• Taxable income: $35,523
• Est. tax owed @ 24.0%: −$8,526
• After-tax cash flow: $25,393/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: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — Westland

• Score: 43/100
• State rank: #1727
• US rank: #26860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westland, PA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

1 event — show timeline

• 2026-04-21 Listed $34,500 West Penn MLS