120 Mason St · Chewton, PA 16157

$55,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 13 Days on market

Built 1880 6,969 sqft lot $48/sqft · 69% below area ↓ 24% 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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 120 Mason Street in Wampum, PA—a property full of potential and ready for your personal touches! Features include 2 covered porches, 3 bedrooms, 1 full bath, larger kitchen, formal Dining & Living rooms and unfinished walk-up basement w/ laundry & mechanicals. The interior touts wood flooring and a spacious layout as an opportunity for updating throughout, allowing you to customize the space to your style and needs. This 2-story home is situated on a flatter parcel and a detached single-car garage. Historic improvements of exterior siding, roof, windows were performed as well as a gas furnace & recent hot water tank which provides a foundation to continue

Key facts

• Wood flooring
• Covered porches
• Larger kitchen

Tags

• COVERED PORCHES
• LARGER KITCHEN
• UNFINISHED WALK-UP BASEMENT
• WOOD FLOORING
• SPACIOUS LAYOUT
• DETACHED SINGLE-CAR GARAGE

Property features AI

Exterior

• Utilities: Public sewer; Spring water source
• Home design: 2 stories
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Resale property; Lot dimensions approximately 33 x 190 x 34 x 190

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Walk-up basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 64/100 on livability (#1,208 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Ellwood City Area SD (town): math 28% / reading 56% proficiency, ranked #334 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $3k appreciation (5.3% local appreciation)).
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1880 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.42% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.33%
• DSCR: 3.24
• GRM: 3.4

CMA / ARV

• ARV (median comp): $179,373
• List price: $55,000
• Delta: -69.34%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Mason St	0.00mi	3/1.0	1,152 (0%)	0mo	$42,000	$36	100
169 Plum Way	0.33mi	3/1.0	1,320 (+15%)	10mo	$230,000	$174	52
1318 Darlington Rd	0.41mi	3/2.0	1,212 (+5%)	24mo	$205,000	$169	48

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

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.3%
• Equity multiple: 4.56×
• Total profit: $54,850
• Equity at exit: $32,232

10-year hold

• IRR: 55.8%
• Equity multiple: 9.43×
• Total profit: $129,874
• Equity at exit: $56,529

Cash invested: $15,400 (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 16157

• Home prices YoY: 2.1%
• Active inventory: 15
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $646

Break-even live

Break-even rent $513

Max offer price $55,000

Occupancy floor 46%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $55,000 Active 870-char remark

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,127 · $94/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,967
• − Mortgage interest: −$3,081
• − Property taxes: −$1,127
• − Insurance: −$275
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$1,600
• Taxable income: $7,329
• Est. tax owed @ 24.0%: −$1,759
• After-tax cash flow: $5,992/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: Ellwood City Area SD
• NCES district ID: 4209240
• Math proficiency: 28% ▼ -17.00%
• Reading proficiency: 56% ▼ -14.00%
• Median HH income: $44,230
• Composite: 35.49/100
• National rank: #4921
• State rank: #334 of 539 in PA

Livability — Chewton

• Score: 64/100
• State rank: #1208
• US rank: #14213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chewton, PA
• City population: 2,759
• Population (ZIP): 2,759

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Serbian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 258.9028
• 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

-23.6% since first listed

3 events — show timeline

• 2026-06-16 Sold (MLS) $42,000 West Penn MLS
• 2026-05-27 Pending — West Penn MLS
• 2026-05-14 Listed $55,000 West Penn MLS

Property tax history

+2.7%/yr

Latest (2026): $1,127 · +3.5% YoY. Source: county tax records.