313 E Church Ave · Dayton, PA 16222

$109,000

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 51 Days on market

Built 1900 7,405 sqft lot $82/sqft · 16% above area Est $94k · 16% over

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Why this score? — see what drove the C 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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• Appreciation +5.1/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0

Listing remarks MLS

Located in a small rural community, this well-maintained 2 bedroom home with 2 full baths offers comfort, updates and easy living. Recent improvements include a new furnace with central air, new instant hot water tank, water softening system, and new hard wood flooring throughout most of the home. The interior features updated rooms with a fresh, modern feel that needs the new owners finishing touches. The functional layout provides two full bathroom, spacious living areas, and plenty of potential to make it your own. Enjoy the quiet setting of a smaller community while still being within a convenient distance to everyday amenities. Whether you are looking for a starter home, downsizing, or searching for an investment opportunity, this property offers plenty of value and move-in-ready appeal.

Key facts

• New furnace
• Updated rooms
• Central air

Tags

• NEW FURNACE
• CENTRAL AIR
• NEW INSTANT HOT WATER TANK
• WATER SOFTENING SYSTEM
• NEW HARD WOOD FLOORING
• UPDATED ROOMS

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water
• Home design: Two-story home; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Full, walk-up basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 62/100 on livability (#1,314 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities F, commute F.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($754 loan paydown + $283 appreciation (0.3% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $21k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $109k implies a 56% 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1900 — 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 B-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: 1.08% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (median comp): $93,785
• List price: $109,000
• Delta: 16.22%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 E Grant Ave	0.18mi	3/2.0	1,472 (+10%)	13mo	$168,000	$114	59
448 E Main St	0.25mi	3/1.0	1,164 (-13%)	10mo	$90,000	$77	59
251 Town Rd	0.59mi	3/1.0	1,190 (-11%)	5mo	$77,000	$65	50

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

Projected returns pro-forma

0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.39×
• Total profit: $11,894
• Equity at exit: $33,072

10-year hold

• IRR: 12.8%
• Equity multiple: 2.44×
• Total profit: $43,867
• Equity at exit: $40,908

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 16222

• Home prices YoY: 0.2%
• Active inventory: 8
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $216

Break-even live

Break-even rent $905

Max offer price $109,000

Occupancy floor 77%

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: —

Listing history 23 events

1. 2026-06-18
   days on market $109,000 Active 51 DOM
2. 2026-06-17
   days on market $109,000 Active 50 DOM
3. 2026-06-16
   days on market $109,000 Active 49 DOM
4. 2026-06-15
   days on market $109,000 Active 48 DOM
5. 2026-06-13
   days on market $109,000 Active 46 DOM
6. 2026-06-12
   days on market $109,000 Active 45 DOM
7. 2026-06-09
   days on market $109,000 Active 42 DOM
8. 2026-06-08
   days on market $109,000 Active 41 DOM
9. 2026-06-08
   days on market $109,000 Active 40 DOM
10. 2026-06-07
    days on market $109,000 Active 39 DOM
11. 2026-06-04
    days on market $109,000 Active 36 DOM
12. 2026-06-03
    price $109,000 Active 35 DOM
13. 2026-06-02
    days on market $130,000 Active 35 DOM

    Show marketing remark (803 chars)

    Located in a small rural community, this well-maintained 2 bedroom home with 2 full baths offers comfort, updates and easy living. Recent improvements include a new furnace with central air, new instant hot water tank, water softening system, and new hard wood flooring throughout most of the home. The interior features updated rooms with a fresh, modern feel that needs the new owners finishing touches. The functional layout provides two full bathroom, spacious living areas, and plenty of potential to make it your own. Enjoy the quiet setting of a smaller community while still being within a convenient distance to everyday amenities. Whether you are looking for a starter home, downsizing, or searching for an investment opportunity, this property offers plenty of value and move-in-ready appeal.

14. 2026-06-01
    days on market $130,000 Active 34 DOM
15. 2026-05-31
    days on market $130,000 Active 33 DOM
16. 2026-05-01
    listed $130,000 Active 803-char remark

    Show marketing remark (803 chars)

    Located in a small rural community, this well-maintained 2 bedroom home with 2 full baths offers comfort, updates and easy living. Recent improvements include a new furnace with central air, new instant hot water tank, water softening system, and new hard wood flooring throughout most of the home. The interior features updated rooms with a fresh, modern feel that needs the new owners finishing touches. The functional layout provides two full bathroom, spacious living areas, and plenty of potential to make it your own. Enjoy the quiet setting of a smaller community while still being within a convenient distance to everyday amenities. Whether you are looking for a starter home, downsizing, or searching for an investment opportunity, this property offers plenty of value and move-in-ready appeal.

17. 2026-04-26
    listed $130,000 Active 803-char remark
18. 2022-10-27
    soldstatus $70,000
19. 2022-10-26
    status Pending

    Show marketing remark (444 chars)

    This cute two bedroom home is in-town Dayton, It has a large kitchen with lots of cabinet space and includes the appliances. There is a wood-burner and a really neat plate rail in the dining room. The home has newer style windows and a metal roof. The large lot has alley access and includes a large storage shed. There is a room (mud room) off the kitchen to come in from the back yard and hang up your coats etc. This is a Great Starter Home.

20. 2022-10-26
    soldstatus $70,000 Closed

    Show marketing remark (444 chars)

    This cute two bedroom home is in-town Dayton, It has a large kitchen with lots of cabinet space and includes the appliances. There is a wood-burner and a really neat plate rail in the dining room. The home has newer style windows and a metal roof. The large lot has alley access and includes a large storage shed. There is a room (mud room) off the kitchen to come in from the back yard and hang up your coats etc. This is a Great Starter Home.

21. 2022-09-07
    historical Contingent

    Show marketing remark (444 chars)

    This cute two bedroom home is in-town Dayton, It has a large kitchen with lots of cabinet space and includes the appliances. There is a wood-burner and a really neat plate rail in the dining room. The home has newer style windows and a metal roof. The large lot has alley access and includes a large storage shed. There is a room (mud room) off the kitchen to come in from the back yard and hang up your coats etc. This is a Great Starter Home.

22. 2022-07-07
    listed $75,000 Active

    Show marketing remark (444 chars)

    This cute two bedroom home is in-town Dayton, It has a large kitchen with lots of cabinet space and includes the appliances. There is a wood-burner and a really neat plate rail in the dining room. The home has newer style windows and a metal roof. The large lot has alley access and includes a large storage shed. There is a room (mud room) off the kitchen to come in from the back yard and hang up your coats etc. This is a Great Starter Home.

23. 1989-09-08
    soldstatus $18,000

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,447 · $121/mo
• Expected delta: +$275/yr (+$23/mo · 23.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,136
• − Mortgage interest: −$6,106
• − Property taxes: −$1,173
• − Insurance: −$545
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,171
• Taxable income: $880
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $2,380/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Dayton

• Score: 62/100
• State rank: #1314
• US rank: #16221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, PA
• Population (ZIP): 3,139

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Polish 7% Romanian 5% Iranian 2%
• Foreign-born: 0%
• Languages at home: 81% English-only · German/W. Germanic 18%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.26%
• Current HPI: 140.7036
• 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

+505.6% since first listed

10 events — show timeline

• 2026-06-02 Price Changed $109,000 AVBREALTORS
• 2026-06-02 Price Changed $109,000 West Penn MLS
• 2026-05-01 Listed $130,000 AVBREALTORS
• 2026-04-26 Listed $130,000 West Penn MLS
• 2022-10-27 Sold (Public Records) $70,000 Public Records
• 2022-10-26 Pending — West Penn MLS
• 2022-10-26 Sold (MLS) $70,000 West Penn MLS
• 2022-09-07 Contingent — West Penn MLS
• 2022-07-07 Listed $75,000 West Penn MLS
• 1989-09-08 Sold (Public Records) $18,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $1,173 · +0.0% YoY. Source: county tax records.