108 Highland Ave · Avella, PA 15312

$159,900

3 bd · 1.5 ba · 1,587 sqft · SingleFamily public records · 19 Days on market

Built 1900 5,401 sqft lot Est $136k · 17% over

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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 +15.3/30.0
• Appreciation +6.8/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice yard, front porch & covered back patio. Rear access also (Hillside Way. ) Room to build future garage.

Key facts

• One car garage
• Built in shelving
• 5,401 sq ft lot

Tags

• ONE CAR GARAGE
• ADDITIONAL 2 SPOTS OFF STREET
• LARGE COVERED FRONT PORCH
• NEW LUXURY VINYL FLOORING
• BUILT IN SHELVING
• DINING ROOM OPEN TO KITCHEN

Property features AI

Exterior

• Parking: Built-in attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: 2 stories
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Resale property

Interior

• Kitchen: Refrigerator; Stove; Microwave
• Bedrooms: Bedroom (Upper) — 12x12; Bedroom (Upper) — 15x13; Bedroom (Upper) — 15x13
• Flooring: Ceramic tile; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Unfinished walk-up basement; Ceramic tile, vinyl, and carpet flooring
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $58 ($692/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 $138k (13.7% below list).
• Recommended offer: $138k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,399 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, employment D+.
• 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: 8 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 $7k of equity ($1k loan paydown + $6k appreciation (3.6% 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 (3.6% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $68k; list at $160k implies a 135% 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 $138,013 (13.7% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $136,482
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Highland Ave	0.00mi	4/1.5 (+1)	1,587 (0%)	1mo	$157,000	$99	94
104 Highland Ave	0.02mi	3/1.0	1,552 (-2%)	5mo	$133,500	$86	89
105 Donahoe St	0.20mi	2/1.0 (-1)	1,639 (+3%)	6mo	$60,000	$37	74

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

Projected returns pro-forma

3.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.62×
• Total profit: $27,808
• Equity at exit: $77,109

10-year hold

• IRR: 12.5%
• Equity multiple: 2.96×
• Total profit: $87,920
• Equity at exit: $123,055

Cash invested: $44,772 (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 15312

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $58

Break-even live

Break-even rent $1,307

Max offer price $159,900

Occupancy floor 91%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-04-25
   historical Contingent
3. 2026-04-22
   listed $159,900 Active
4. 2011-01-30
   listed $52,500 113-char remark

   Show marketing remark (113 chars)

   Nice yard, front porch & covered back patio. Rear access also (Hillside Way. ) Room to build future garage.

5. 2007-05-04
   soldstatus $68,000

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $2,028 · $169/mo
• Expected delta: +$498/yr (+$42/mo · 32.6%)

ⓘ 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 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: $16,562
• − Mortgage interest: −$8,957
• − Property taxes: −$1,530
• − Insurance: −$800
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,652
• Taxable loss: −$2,026
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $1,178/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 — Avella

• Score: 61/100
• State rank: #1399
• US rank: #17685

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: Avella, PA
• Population (ZIP): 3,631

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Serbian 6% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▲ 3.57%
• Current HPI: 170.4879
• 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

+135.1% since first listed

5 events — show timeline

• 2026-05-11 Pending — West Penn MLS
• 2026-04-25 Contingent — West Penn MLS
• 2026-04-22 Listed $159,900 West Penn MLS
• 2011-01-30 Listed $52,500 West Penn MLS
• 2007-05-04 Sold (Public Records) $68,000 Public Records

Property tax history

+6.0%/yr

Latest (2026): $1,530 · +7.6% YoY. Source: county tax records.