48 Locust St · Ellsworth, PA 15331

$47,500

3 bd · 1.5 ba · 810 sqft · SingleFamily public records · 44 Days on market

Built 1909 3,898 sqft lot $59/sqft · 50% below area Est $95k · 50% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy simple living on a quiet street. This well-maintained home boasts a level lot, fenced back yard, and shelter from PA winters and rainy days with attached two car covered parking. Plus, additional off-street parking for one more vehicle! Enter to find the perfect essentials: three bedrooms, full bath, comfortable living room, a full eat in kitchen, central air, gas forced heat, and ample storage space in the unfinished basement; which includes a half bath. Caught in the rainy season, no problem, enjoy it from the covered porch! Whether you’re buying to own or invest, this is worth a look. Conveniently located minutes from I-70. Please note: the third bedroom is being used as a laundry room, but can easily be converted back to a bedroom. Home price includes refrigerator, gas stove, washer, dryer, carpet, and screens.

Key facts

• Quiet street
• Half bath
• One-floor living

Tags

• ONE-FLOOR LIVING
• OPEN SINGLE-LEVEL LAYOUT
• HALF BATH
• QUIET STREET
• CONVENIENTLY CLOSE TO I-70

Property features AI

Exterior

• Parking: Detached garage; Two parking spaces
• Home design: Single-story home
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot approximately 61 x 64; Resale property

Interior

• Kitchen: Main-level kitchen (approx. 9x17)
• Bedrooms: Three bedrooms on the main level (approx. 9x9, 10x10, 12x10)
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Laminate and tile flooring; Full basement with walk-up access

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,172 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bentworth SD (rural): math 35% / reading 68% proficiency, ranked #164 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bentworth El Ctr (math 52% / reading 77%, grade B, #249 of 1,518 statewide, top 19%, 378 students, 99% FRL); Bentworth Ms (math 23% / reading 64%, grade D, #208 of 512 statewide, top 41%, 327 students, 100% FRL); Bentworth Shs (math 64%, 344 students, 74% FRL) — zoned schools average 91% FRL vs 37% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $454 of equity ($328 loan paydown + $126 appreciation (0.3% 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 (0.3% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $40k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.05% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.46%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $94,585
• List price: $47,500
• Delta: -49.78%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Beallsville Rd	0.40mi	4/1.0 (+1)	764 (-6%)	10mo	$24,000	$31	57
432 Oliver Ave	0.36mi	2/1.0 (-1)	868 (+7%)	14mo	$68,300	$79	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 3.04×
• Total profit: $27,079
• Equity at exit: $14,427

10-year hold

• IRR: 43.6%
• Equity multiple: 5.99×
• Total profit: $66,431
• Equity at exit: $17,856

Cash invested: $13,300 (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 15331

• Home prices YoY: 0.2%
• Active inventory: 1
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $437

Break-even live

Break-even rent $421

Max offer price $47,500

Occupancy floor 50%

Sensitivity live

Price	-10% $464	-5% $451	+0% $437	+5% $424	+10% $410
Rent	-10% $360	-5% $399	+0% $437	+5% $476	+10% $514
Rate	-1.0pp $461	-0.5pp $449	base $437	+0.5pp $425	+1.0pp $413

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 S Main St Unit 2 Ellsworth, PA	2.0	1.0	900	$975	$1.08	45d	1	0.50mi

Listing history 20 events

1. 2026-06-21
   days on market $47,500 Active 44 DOM
2. 2026-06-18
   days on market $47,500 Active 41 DOM
3. 2026-06-17
   days on market $47,500 Active 40 DOM
4. 2026-06-16
   days on market $47,500 Active 39 DOM
5. 2026-06-15
   days on market $47,500 Active 38 DOM
6. 2026-06-13
   days on market $47,500 Active 36 DOM
7. 2026-06-13
   pricedays on market $47,500 Active 35 DOM
8. 2026-06-09
   days on market $49,900 Active 32 DOM
9. 2026-06-08
   days on market $49,900 Active 31 DOM
10. 2026-06-07
    days on market $49,900 Active 30 DOM
11. 2026-06-03
    days on market $49,900 Active 26 DOM
12. 2026-06-02
    days on market $49,900 Active 25 DOM
13. 2026-06-01
    days on market $49,900 Active 24 DOM
14. 2026-05-31
    days on market $49,900 Active 23 DOM
15. 2026-05-08
    listed $49,900 Active 901-char remark
16. 2018-01-18
    soldstatus $39,900
17. 2018-01-12
    soldstatus $39,900 Sold 839-char remark

    Show marketing remark (839 chars)

    Enjoy simple living on a quiet street. This well-maintained home boasts a level lot, fenced back yard, and shelter from PA winters and rainy days with attached two car covered parking. Plus, additional off-street parking for one more vehicle! Enter to find the perfect essentials: three bedrooms, full bath, comfortable living room, a full eat in kitchen, central air, gas forced heat, and ample storage space in the unfinished basement; which includes a half bath. Caught in the rainy season, no problem, enjoy it from the covered porch! Whether you’re buying to own or invest, this is worth a look. Conveniently located minutes from I-70. Please note: the third bedroom is being used as a laundry room, but can easily be converted back to a bedroom. Home price includes refrigerator, gas stove, washer, dryer, carpet, and screens.

18. 2017-11-18
    historical Contingent 839-char remark

    Show marketing remark (839 chars)

    Enjoy simple living on a quiet street. This well-maintained home boasts a level lot, fenced back yard, and shelter from PA winters and rainy days with attached two car covered parking. Plus, additional off-street parking for one more vehicle! Enter to find the perfect essentials: three bedrooms, full bath, comfortable living room, a full eat in kitchen, central air, gas forced heat, and ample storage space in the unfinished basement; which includes a half bath. Caught in the rainy season, no problem, enjoy it from the covered porch! Whether you’re buying to own or invest, this is worth a look. Conveniently located minutes from I-70. Please note: the third bedroom is being used as a laundry room, but can easily be converted back to a bedroom. Home price includes refrigerator, gas stove, washer, dryer, carpet, and screens.

19. 2017-10-23
    listed $39,900 Active 839-char remark

    Show marketing remark (839 chars)

    Enjoy simple living on a quiet street. This well-maintained home boasts a level lot, fenced back yard, and shelter from PA winters and rainy days with attached two car covered parking. Plus, additional off-street parking for one more vehicle! Enter to find the perfect essentials: three bedrooms, full bath, comfortable living room, a full eat in kitchen, central air, gas forced heat, and ample storage space in the unfinished basement; which includes a half bath. Caught in the rainy season, no problem, enjoy it from the covered porch! Whether you’re buying to own or invest, this is worth a look. Conveniently located minutes from I-70. Please note: the third bedroom is being used as a laundry room, but can easily be converted back to a bedroom. Home price includes refrigerator, gas stove, washer, dryer, carpet, and screens.

20. 1997-03-07
    soldstatus $19,000

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $768 · $64/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 · 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: $11,700
• − Mortgage interest: −$2,661
• − Property taxes: −$768
• − Insurance: −$238
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,382
• Taxable income: $4,780
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $4,101/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: Bentworth SD
• NCES district ID: 4203360
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 68% ▼ -1.00%
• Median HH income: $47,992
• Composite: 43.7/100
• National rank: #2954
• State rank: #164 of 539 in PA

Livability — Ellsworth

• Score: 65/100
• State rank: #1172
• US rank: #13608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellsworth, PA
• City population: 824
• Population (ZIP): 824

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 (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 1%
• Common ancestry: Romanian 8% Iranian 4% Lithuanian 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: ▲ 0.27%
• Current HPI: 140.3707
• 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

+150.0% since first listed

7 events — show timeline

• 2026-06-10 Price Changed $47,500 West Penn MLS
• 2026-05-08 Listed $49,900 West Penn MLS
• 2018-01-18 Sold (Public Records) $39,900 Public Records
• 2018-01-12 Sold (MLS) $39,900 West Penn MLS
• 2017-11-18 Contingent — West Penn MLS
• 2017-10-23 Listed $39,900 West Penn MLS
• 1997-03-07 Sold (Public Records) $19,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $768 · +4.2% YoY. Source: county tax records.