308 E Lincoln Ave · McDonald, PA 15057

$109,000

2 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 31 Days on market

Built 1898 $89/sqft · 20% below area Est $136k · 20% under

---

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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE TWO BEDROOM HOME, GREAT STARTER HOME, LARGE ROOMS, ALL APPLIANCES INCLUDED INCLUDING WASHER AND DRYER NICE LEVEL BACKYARD, GREAT PRICE MUST SEE!

Key facts

• Hidden fireplace
• Ample closet space
• Large kitchen

Tags

• CHARMING BRICK FRONT PORCH
• LARGE KITCHEN
• HIDDEN FIREPLACE
• AMPLE CLOSET SPACE
• FINISHED BASEMENT
• FULL BATH

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Part lots 173-174

Interior

• Kitchen: Kitchen on main level (10 x 11); Microwave; Refrigerator; Stove; Some gas appliances
• Bedrooms: Bedroom 2 on upper level (14 x 15)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Unfinished walk-out basement; Bonus room (basement)
• Laundry & utility: Laundry room in basement (11 x 11)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#590 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 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 (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $109k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1898 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.19% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (median comp): $135,781
• List price: $109,000
• Delta: -19.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Center Ave	0.08mi	2/1.0	1,248 (+2%)	1mo	$220,000	$176	88
114 Center Ave	0.04mi	2/2.0	1,178 (-3%)	22mo	$185,000	$157	74
142 North St	0.23mi	2/1.5	1,312 (+8%)	1mo	$265,000	$202	74
1223 Laurel Hill Rd	0.40mi	3/1.0 (+1)	1,194 (-2%)	2mo	$175,000	$147	67
115 Terrace St	0.28mi	3/2.0 (+1)	1,198 (-2%)	15mo	$165,000	$138	67
345 Fannie St	0.26mi	3/1.5 (+1)	1,348 (+11%)	12mo	$225,000	$167	53
108 Terrace St	0.28mi	3/2.0 (+1)	1,342 (+10%)	14mo	$206,500	$154	53
334 Valley St	0.30mi	2/1.5	1,067 (-12%)	18mo	$234,900	$220	48
39 Laurel Hill Rd	0.45mi	3/1.0 (+1)	1,259 (+3%)	20mo	$78,900	$63	48
407 4th St	0.54mi	3/1.0 (+1)	1,320 (+8%)	15mo	$220,000	$167	39
532 North St	0.63mi	3/2.0 (+1)	1,386 (+14%)	8mo	$175,000	$126	36
447 Valley St	0.63mi	2/1.5	1,087 (-11%)	23mo	$203,000	$187	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,449
• Equity at exit: $16,252

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $13,302
• Equity at exit: $9,424

Cash invested: $30,520 (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 15057

• Home prices YoY: -10.7%
• Active inventory: 99
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$199 /mo · $2,394/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $207

Break-even live

Break-even rent $1,034

Max offer price $109,000

Occupancy floor 79%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 E Lincoln Ave Unit 2 McDonald, PA	2.0	1.0	1400	$1,295	$0.93	1d	1	0.21mi

Listing history 11 events

1. 2026-06-05
   days on market $109,000 Active 31 DOM
2. 2026-06-03
   days on market $109,000 Active 30 DOM
3. 2026-06-02
   days on market $109,000 Active 29 DOM
4. 2026-06-01
   days on market $109,000 Active 28 DOM
5. 2026-05-31
   days on market $109,000 Active 27 DOM
6. 2026-05-11
   price $109,000 1056-char remark
7. 2026-05-04
   listed $119,000 Active 1056-char remark
8. 2009-10-01
   soldstatus $49,300
9. 2009-09-23
   price $47,000 155-char remark

   Show marketing remark (155 chars)

   IMMACULATE TWO BEDROOM HOME, GREAT STARTER HOME, LARGE ROOMS, ALL APPLIANCES INCLUDED INCLUDING WASHER AND DRYER NICE LEVEL BACKYARD, GREAT PRICE MUST SEE!

10. 2009-09-22
    soldstatus $49,300 155-char remark

    Show marketing remark (155 chars)

    IMMACULATE TWO BEDROOM HOME, GREAT STARTER HOME, LARGE ROOMS, ALL APPLIANCES INCLUDED INCLUDING WASHER AND DRYER NICE LEVEL BACKYARD, GREAT PRICE MUST SEE!

11. 2009-06-11
    listed $49,300 155-char remark

    Show marketing remark (155 chars)

    IMMACULATE TWO BEDROOM HOME, GREAT STARTER HOME, LARGE ROOMS, ALL APPLIANCES INCLUDED INCLUDING WASHER AND DRYER NICE LEVEL BACKYARD, GREAT PRICE MUST SEE!

ⓘ 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: $2,394 · $199/mo
• Projected year-2 tax: $2,394 · $199/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 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,540
• − Mortgage interest: −$6,106
• − Property taxes: −$2,394
• − Insurance: −$545
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,171
• Taxable income: $838
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,277/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: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — McDonald

• Score: 73/100
• State rank: #590
• US rank: #5635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonald, PA
• Population (ZIP): 17,162

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% Asian 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 91% English-only · Other Asian/Pacific 5% Other Indo-European 2% Chinese 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: ▼ -31.77%
• Current HPI: 266.0112
• 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

+121.1% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $109,000 West Penn MLS
• 2026-05-04 Listed $119,000 West Penn MLS
• 2009-10-01 Sold (Public Records) $49,300 Public Records
• 2009-09-23 Price Changed $47,000 West Penn MLS
• 2009-09-22 Sold (MLS) $49,300 West Penn MLS
• 2009-06-11 Listed $49,300 West Penn MLS

Property tax history

+6.1%/yr

Latest (2026): $2,394 · +26.9% YoY. Source: county tax records.