105 Central Ave · Masontown, PA 15461

$99,900

3 bd · 1.5 ba · 1,676 sqft · SingleFamily public records · 71 Days on market

Built 1922 0.34 ac lot Est $159k · 37% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.3/10.0
• Appreciation +5.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Big yard
• Main level bedroom
• Attached garage

Tags

• ATTACHED GARAGE
• BIG YARD
• MAIN LEVEL BEDROOM
• POWDER ROOM
• MAIN LEVEL FAMILY ROOM
• BREEZEWAY ACCESS

Property features AI

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: 2 stories
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Lot dimensions approximately 98 x 167 x 93 x 167; Resale condition

Interior

• Kitchen: Dishwasher; Stove
• Bedrooms: Upper bedroom (12 x 8); Upper bedroom (15 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Forced air heating (gas)
• Interior features: Walk-out basement; Some gas appliances
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,115 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.7% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $100k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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: 1.23% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $159,220
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Central Ave	0.00mi	3/2.0	1,676 (0%)	1mo	$99,900	$60	97
306 N Second St	0.37mi	3/2.0	1,728 (+3%)	1mo	$164,900	$95	75
4 N Washington St	0.49mi	3/2.5	1,576 (-6%)	4mo	$225,000	$143	60
310 Provins Ave	0.33mi	3/1.5	1,540 (-8%)	14mo	$165,000	$107	60
204 Center St	0.27mi	3/3.0	1,476 (-12%)	6mo	$235,000	$159	57
514 S Main St	0.69mi	3/1.5	1,800 (+7%)	2mo	$14,900	$8	54
114 Harbison Ave	0.58mi	3/1.0	1,528 (-9%)	8mo	$132,000	$86	49
7 Plum St	0.58mi	3/1.5	1,540 (-8%)	16mo	$85,000	$55	46
309 S Locust St	0.58mi	3/2.0	1,480 (-12%)	15mo	$240,000	$162	39
307 S Washington St	0.61mi	3/1.0	1,500 (-10%)	18mo	$41,000	$27	37

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

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.81×
• Total profit: $22,645
• Equity at exit: $37,593

10-year hold

• IRR: 18.1%
• Equity multiple: 3.33×
• Total profit: $65,218
• Equity at exit: $52,776

Cash invested: $27,972 (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 15461

• Home prices YoY: 0.8%
• Active inventory: 19
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $274

Break-even live

Break-even rent $878

Max offer price $99,900

Occupancy floor 73%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-03-20
   historical Contingent
3. 2026-03-04
   listed $99,900 Active
4. 1991-07-18
   soldstatus $24,500

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$21/yr (+$2/mo · 1.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°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: $14,703
• − Mortgage interest: −$5,596
• − Property taxes: −$1,536
• − Insurance: −$500
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,906
• Taxable income: $1,812
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,858/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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Masontown

• Score: 65/100
• State rank: #1115
• US rank: #12702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masontown, PA
• Population (ZIP): 3,624

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 11% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 9% Romanian 7% Slovak 5%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 207.2041
• 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

+307.8% since first listed

4 events — show timeline

• 2026-05-14 Pending — West Penn MLS
• 2026-03-20 Contingent — West Penn MLS
• 2026-03-04 Listed $99,900 West Penn MLS
• 1991-07-18 Sold (Public Records) $24,500 Public Records

Property tax history

+3.6%/yr

Latest (2026): $1,536 · +0.0% YoY. Source: county tax records.