23 Main St · Blaine, PA 15365

$154,900

3 bd · 1.0 ba · 1,908 sqft · SingleFamily public records · 73 Days on market

Built 1884 0.36 ac lot $81/sqft · 24% below area Est $205k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 23 Main Street… a place that understands exactly what it is. Three bedrooms. One bath. Ranch style. Clean. Efficient. Intentional. The kind of home that doesn’t try to impress you with nonsense… it simply delivers where it matters. Step onto the wraparound porch and you’ll realize something quickly… this is where time slows down. Where mornings start a little quieter and evenings last a little longer. Out back, an incredibly large, flat yard. Not just space… opportunity. Room to host, to build, to unwind… or simply to enjoy the luxury of not being boxed in. Inside, everything happens on one level. No wasted movement. No unnecessary complexity. Just large, open rooms designed to live in… not walk through. The kitchen… newer, refined. Maple cabinetry. Granite countertops. A center island that quietly becomes the focal point of the home… whether you planned for it or not. And above it all… a newer steel roof. The kind of upgrade that doesn’t ask for attention… but earns your respect. Years of peace of mind, without question

Key facts

• 0.36 acre lot
• Garage
• Built 1884

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $4 ($45/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (16.2% below list).
• Recommended offer: $130k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mcguffey SD (rural): math 26% / reading 49% proficiency, ranked #370 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 $6k of equity ($1k loan paydown + $5k 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $91k; list at $155k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,766 (16.2% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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. 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: 0.84% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $204,700
• List price: $154,900
• Delta: -24.33%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.44×
• Total profit: $18,889
• Equity at exit: $69,650

10-year hold

• IRR: 10.3%
• Equity multiple: 2.54×
• Total profit: $66,917
• Equity at exit: $107,339

Cash invested: $43,372 (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 15365

• Active inventory: 4
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $4

Break-even live

Break-even rent $1,293

Max offer price $154,900

Occupancy floor 95%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $154,900 Active 73 DOM
2. 2026-06-17
   days on market $154,900 Active 72 DOM
3. 2026-06-16
   days on market $154,900 Active 71 DOM
4. 2026-06-15
   days on market $154,900 Active 70 DOM
5. 2026-06-13
   days on market $154,900 Active 68 DOM
6. 2026-06-13
   days on market $154,900 Active 67 DOM
7. 2026-06-10
   price $154,900 Active 64 DOM
8. 2026-06-09
   days on market $159,900 Active 64 DOM
9. 2026-06-08
   days on market $159,900 Active 63 DOM
10. 2026-06-07
    days on market $159,900 Active 62 DOM
11. 2026-06-05
    days on market $159,900 Active 59 DOM
12. 2026-06-03
    days on market $159,900 Active 58 DOM
13. 2026-06-02
    days on market $159,900 Active 57 DOM
14. 2026-06-01
    days on market $159,900 Active 56 DOM
15. 2026-05-31
    days on market $159,900 Active 55 DOM
16. 2026-04-06
    listed $159,900 Active 1135-char remark

    Show marketing remark (1135 chars)

    Welcome to 23 Main Street… a place that understands exactly what it is. Three bedrooms. One bath. Ranch style. Clean. Efficient. Intentional. The kind of home that doesn’t try to impress you with nonsense… it simply delivers where it matters. Step onto the wraparound porch and you’ll realize something quickly… this is where time slows down. Where mornings start a little quieter and evenings last a little longer. Out back, an incredibly large, flat yard. Not just space… opportunity. Room to host, to build, to unwind… or simply to enjoy the luxury of not being boxed in. Inside, everything happens on one level. No wasted movement. No unnecessary complexity. Just large, open rooms designed to live in… not walk through. The kitchen… newer, refined. Maple cabinetry. Granite countertops. A center island that quietly becomes the focal point of the home… whether you planned for it or not. And above it all… a newer steel roof. The kind of upgrade that doesn’t ask for attention… but earns your respect. Years of peace of mind, without question

17. 2024-02-16
    price $170,000 284-char remark

    Show marketing remark (284 chars)

    Ranch style home with a wrap around porch! Large flat backyard that gives ample space for outdoor activities. This home provides one level living with large spacious rooms and lots of upgrades. Kitchen features maple cabinets, kitchen island, granite countertops and storage benches!

18. 2024-01-22
    price $199,999 284-char remark

    Show marketing remark (284 chars)

    Ranch style home with a wrap around porch! Large flat backyard that gives ample space for outdoor activities. This home provides one level living with large spacious rooms and lots of upgrades. Kitchen features maple cabinets, kitchen island, granite countertops and storage benches!

19. 2024-01-02
    listed $220,000 Active 284-char remark

    Show marketing remark (284 chars)

    Ranch style home with a wrap around porch! Large flat backyard that gives ample space for outdoor activities. This home provides one level living with large spacious rooms and lots of upgrades. Kitchen features maple cabinets, kitchen island, granite countertops and storage benches!

20. 2018-08-15
    soldstatus $91,000
21. 2004-12-01
    soldstatus $55,000

ⓘ 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: $1,734 · $145/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$357/yr (+$30/mo · 20.6%)

ⓘ 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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,572
• − Mortgage interest: −$8,677
• − Property taxes: −$1,734
• − Insurance: −$774
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,506
• Taxable loss: −$2,611
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $672/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: Mcguffey SD
• NCES district ID: 4214880
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $56,454
• Composite: 32.95/100
• National rank: #5590
• State rank: #370 of 539 in PA

Livability — Blaine

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

Census & demographics

• Census place: Taylorstown, PA
• Population (ZIP): 154

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 7% Iranian 6% Serbian 3%

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

+190.7% since first listed

6 events — show timeline

• 2026-04-06 Listed $159,900 West Penn MLS
• 2024-02-16 Price Changed $170,000 West Penn MLS
• 2024-01-22 Price Changed $199,999 West Penn MLS
• 2024-01-02 Listed $220,000 West Penn MLS
• 2018-08-15 Sold (Public Records) $91,000 Public Records
• 2004-12-01 Sold (Public Records) $55,000 Public Records

Property tax history

+7.6%/yr

Latest (2026): $1,734 · +3.8% YoY. Source: county tax records.