3079 Mcclelland Ave · Oakwood, PA 16101

$50,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 135 Days on market

Built 1945 7,492 sqft lot $104/sqft · at area comps Est $48k · at est.

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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
• ARV discount +6.0/15.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small 1 bedroom ranch offering a prime value-add opportunity for investors and experienced rehabbers. Property is in need of repairs and is being sold as-is. Features include a full basement, garage with shed addition, and a sizable backyard. Ideal for flip, rental, or long-term hold. Cash or hard money, rehab Loan only. Bring your contractor, run your numbers.

Key facts

• Sizable backyard
• Full basement
• 7,492 sq ft lot

Tags

• FULL BASEMENT
• GARAGE WITH SHED ADDITION
• SIZABLE BACKYARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#164 in PA, #1,362 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Union Area SD (town): math 40% / reading 59% proficiency, ranked #203 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+20.1%/yr); 118 active listings in the ZIP; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $36k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
6. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.21%
• DSCR: 2.30
• GRM: 4.7

CMA / ARV

• ARV (median comp): $48,430
• List price: $50,000
• Delta: 3.24%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.30×
• Total profit: $18,267
• Equity at exit: $7,455

10-year hold

• IRR: 39.4%
• Equity multiple: 5.65×
• Total profit: $65,074
• Equity at exit: $4,323

Cash invested: $14,000 (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 16101

• Home prices YoY: -26.3%
• Rents YoY: 20.1%
• Active inventory: 118
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $341

Break-even live

Break-even rent $448

Max offer price $50,000

Occupancy floor 56%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $50,000 Active 135 DOM
2. 2026-06-18
   days on market $50,000 Active 134 DOM
3. 2026-06-17
   days on market $50,000 Active 133 DOM
4. 2026-06-16
   days on market $50,000 Active 132 DOM
5. 2026-06-15
   days on market $50,000 Active 131 DOM
6. 2026-06-14
   days on market $50,000 Active 129 DOM
7. 2026-06-12
   days on market $50,000 Active 128 DOM
8. 2026-06-09
   days on market $50,000 Active 125 DOM
9. 2026-06-08
   days on market $50,000 Active 124 DOM
10. 2026-06-07
    days on market $50,000 Active 123 DOM
11. 2026-06-05
    days on market $50,000 Active 120 DOM
12. 2026-06-02
    days on market $50,000 Active 118 DOM
13. 2026-06-01
    days on market $50,000 Active 117 DOM
14. 2026-05-31
    days on market $50,000 Active 116 DOM
15. 2026-05-30
    days on market $50,000 Active 115 DOM
16. 2026-02-04
    listed $50,000 Active 363-char remark

    Show marketing remark (363 chars)

    Small 1 bedroom ranch offering a prime value-add opportunity for investors and experienced rehabbers. Property is in need of repairs and is being sold as-is. Features include a full basement, garage with shed addition, and a sizable backyard. Ideal for flip, rental, or long-term hold. Cash or hard money, rehab Loan only. Bring your contractor, run your numbers.

17. 2015-08-14
    price $35,600 497-char remark

    Show marketing remark (497 chars)

    This petite ranch offers all of the comforts of home at a price cheaper than rent. Stylish features include cozy eat-in oak country kitchen with appliances and full bath, both display the crisp appearance of recent updates. Pleasantly sized living room. This space is underscored entirely in recently refinished original wood flooring, affording a homey touch. The elongated lot offers plenty of room for gardening & enjoying the outdoors this summer. Garage has attached shed/storage space.

18. 2015-08-13
    soldstatus $35,600
19. 2015-08-11
    price $36,900 497-char remark

    Show marketing remark (497 chars)

    This petite ranch offers all of the comforts of home at a price cheaper than rent. Stylish features include cozy eat-in oak country kitchen with appliances and full bath, both display the crisp appearance of recent updates. Pleasantly sized living room. This space is underscored entirely in recently refinished original wood flooring, affording a homey touch. The elongated lot offers plenty of room for gardening & enjoying the outdoors this summer. Garage has attached shed/storage space.

20. 2015-08-11
    soldstatus $35,600 Sold 497-char remark

    Show marketing remark (497 chars)

    This petite ranch offers all of the comforts of home at a price cheaper than rent. Stylish features include cozy eat-in oak country kitchen with appliances and full bath, both display the crisp appearance of recent updates. Pleasantly sized living room. This space is underscored entirely in recently refinished original wood flooring, affording a homey touch. The elongated lot offers plenty of room for gardening & enjoying the outdoors this summer. Garage has attached shed/storage space.

21. 2015-06-23
    historical Contingent 497-char remark

    Show marketing remark (497 chars)

    This petite ranch offers all of the comforts of home at a price cheaper than rent. Stylish features include cozy eat-in oak country kitchen with appliances and full bath, both display the crisp appearance of recent updates. Pleasantly sized living room. This space is underscored entirely in recently refinished original wood flooring, affording a homey touch. The elongated lot offers plenty of room for gardening & enjoying the outdoors this summer. Garage has attached shed/storage space.

22. 2015-04-10
    listed $36,900 Active 497-char remark

    Show marketing remark (497 chars)

    This petite ranch offers all of the comforts of home at a price cheaper than rent. Stylish features include cozy eat-in oak country kitchen with appliances and full bath, both display the crisp appearance of recent updates. Pleasantly sized living room. This space is underscored entirely in recently refinished original wood flooring, affording a homey touch. The elongated lot offers plenty of room for gardening & enjoying the outdoors this summer. Garage has attached shed/storage space.

23. 2012-07-08
    listed $37,500
24. 2008-06-16
    soldstatus $29,400

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,549
• − Mortgage interest: −$2,801
• − Property taxes: −$848
• − Insurance: −$250
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$1,455
• Taxable income: $3,508
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $3,248/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: Union Area SD
• NCES district ID: 4224060
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $42,958
• Composite: 41.62/100
• National rank: #3432
• State rank: #203 of 539 in PA

Livability — Oakwood

• Score: 81/100
• State rank: #164
• US rank: #1362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakwood, PA
• County: Lawrence County · 30,767 people
• Metro: New Castle, PA
• Population (ZIP): 30,767
• Household income: $51,128
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1047.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -56.77%
• Current HPI: 159.3091
• Rent YoY: ▲ 20.05%
• Metro: New Castle, PA
• 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

+70.1% since first listed

9 events — show timeline

• 2026-02-04 Listed $50,000 West Penn MLS
• 2015-08-14 Price Changed $35,600 West Penn MLS
• 2015-08-13 Sold (Public Records) $35,600 Public Records
• 2015-08-11 Sold (MLS) $35,600 West Penn MLS
• 2015-08-11 Price Changed $36,900 West Penn MLS
• 2015-06-23 Contingent — West Penn MLS
• 2015-04-10 Listed $36,900 West Penn MLS
• 2012-07-08 Listed $37,500 West Penn MLS
• 2008-06-16 Sold (Public Records) $29,400 Public Records

Property tax history

+2.4%/yr

Latest (2025): $848 · +4.0% YoY. Source: county tax records.