50 Terrace Dr · Fallowfield, PA 15022

$35,000

2 bd · 1.5 ba · 940 sqft · SingleFamily public records · 50 Days on market

Built 1930 1.20 ac lot $37/sqft · 64% below area ↓ 29% since listing

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the perfect opportunity to bring your vision to life on this 1.2-acre parcel! With utilities available, this property offers a convenient starting point for building your dream home. Enjoy the space and flexibility to design exactly what you’ve been looking for, whether it’s a private retreat or a place to grow. The generous lot size provides plenty of room for outdoor living, recreation, and more. Don’t miss your chance to create something truly special—schedule a visit today and explore the possibilities!

Key facts

• Utilities available
• 1.2-acre parcel
• Private retreat

Tags

• 1.2-ACRE PARCEL
• UTILITIES AVAILABLE
• GENEROUS LOT SIZE
• OUTDOOR LIVING
• PRIVATE RETREAT

Property features AI

Exterior

• Utilities: Well water
• Construction: 1.2-acre lot
• Exterior features: Property listed as resale

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Charleroi SD (rural): math 20% / reading 51% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 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

• Local home prices are declining (-1.8%/yr); year-one equity from $242 of loan paydown is wiped out by about $640 of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.29% ✓
• Cap rate: 26.21%
• Cash-on-cash: 71.14%
• DSCR: 4.17
• GRM: 2.5

CMA / ARV

• ARV (median comp): $97,529
• List price: $35,000
• Delta: -64.11%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Wisetown Rd	0.49mi	2/1.0	1,023 (+9%)	6mo	$16,000	$16	55

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

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.8%
• Equity multiple: 4.38×
• Total profit: $33,148
• Equity at exit: $7,077

10-year hold

• IRR: 74.9%
• Equity multiple: 9.00×
• Total profit: $78,367
• Equity at exit: $6,316

Cash invested: $9,800 (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 15022

• Home prices YoY: -1.0%
• Active inventory: 87
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $581

Break-even live

Break-even rent $415

Max offer price $35,000

Occupancy floor 44%

Sensitivity live

Price	-10% $601	-5% $591	+0% $581	+5% $571	+10% $561
Rent	-10% $490	-5% $536	+0% $581	+5% $626	+10% $672
Rate	-1.0pp $599	-0.5pp $590	base $581	+0.5pp $572	+1.0pp $563

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	2d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $35,000 Active 50 DOM
2. 2026-06-17
   days on market $35,000 Active 49 DOM
3. 2026-06-16
   days on market $35,000 Active 48 DOM
4. 2026-06-15
   days on market $35,000 Active 47 DOM
5. 2026-06-13
   days on market $35,000 Active 45 DOM
6. 2026-06-09
   days on market $35,000 Active 41 DOM
7. 2026-06-08
   days on market $35,000 Active 40 DOM
8. 2026-06-07
   days on market $35,000 Active 39 DOM
9. 2026-06-05
   days on market $35,000 Active 36 DOM
10. 2026-06-03
    days on market $35,000 Active 35 DOM
11. 2026-06-02
    days on market $35,000 Active 34 DOM
12. 2026-06-01
    days on market $35,000 Active 33 DOM
13. 2026-05-31
    days on market $35,000 Active 32 DOM
14. 2026-05-11
    price $35,000 545-char remark

    Show marketing remark (545 chars)

    Discover the perfect opportunity to bring your vision to life on this 1.2-acre parcel! With utilities available, this property offers a convenient starting point for building your dream home. Enjoy the space and flexibility to design exactly what you’ve been looking for, whether it’s a private retreat or a place to grow. The generous lot size provides plenty of room for outdoor living, recreation, and more. Don’t miss your chance to create something truly special—schedule a visit today and explore the possibilities!

15. 2026-05-11
    price $35,000 545-char remark

    Show marketing remark (545 chars)

    Discover the perfect opportunity to bring your vision to life on this 1.2-acre parcel! With utilities available, this property offers a convenient starting point for building your dream home. Enjoy the space and flexibility to design exactly what you’ve been looking for, whether it’s a private retreat or a place to grow. The generous lot size provides plenty of room for outdoor living, recreation, and more. Don’t miss your chance to create something truly special—schedule a visit today and explore the possibilities!

16. 2026-04-29
    listed $49,000 Active 545-char remark

    Show marketing remark (545 chars)

    Discover the perfect opportunity to bring your vision to life on this 1.2-acre parcel! With utilities available, this property offers a convenient starting point for building your dream home. Enjoy the space and flexibility to design exactly what you’ve been looking for, whether it’s a private retreat or a place to grow. The generous lot size provides plenty of room for outdoor living, recreation, and more. Don’t miss your chance to create something truly special—schedule a visit today and explore the possibilities!

17. 2026-04-29
    listed $49,000 Active 545-char remark

    Show marketing remark (545 chars)

    Discover the perfect opportunity to bring your vision to life on this 1.2-acre parcel! With utilities available, this property offers a convenient starting point for building your dream home. Enjoy the space and flexibility to design exactly what you’ve been looking for, whether it’s a private retreat or a place to grow. The generous lot size provides plenty of room for outdoor living, recreation, and more. Don’t miss your chance to create something truly special—schedule a visit today and explore the possibilities!

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/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 ≥97°F today · 18 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: $13,800
• − Mortgage interest: −$1,961
• − Property taxes: −$1,553
• − Insurance: −$175
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,018
• Taxable income: $6,886
• Est. tax owed @ 24.0%: −$1,653
• After-tax cash flow: $5,319/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: Charleroi SD
• NCES district ID: 4205640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $40,410
• Composite: 29.72/100
• National rank: #6450
• State rank: #421 of 539 in PA

Livability — Fallowfield

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

Census & demographics

• Population (ZIP): 10,044

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 6%
• Common ancestry: Romanian 8% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -1.83%
• Current HPI: 174.218
• 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

-28.6% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $35,000 West Penn MLS
• 2026-05-11 Price Changed $35,000 West Penn MLS
• 2026-04-29 Listed $49,000 West Penn MLS
• 2026-04-29 Listed $49,000 West Penn MLS

Property tax history

+5.6%/yr

Latest (2026): $1,553 · +1.6% YoY. Source: county tax records.