221 W 5th Ave · West Providence, PA 15537

$145,000

3 bd · 1.0 ba · 2,032 sqft · SingleFamily public records · 119 Days on market

Built 1956 8,973 sqft lot $71/sqft · at area comps Est $146k · at est.

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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 +18.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom gem, nestled on a desirable corner lot with alley access, offers a wonderful blend of comfort and convenience. A welcoming living room, perfect for cozy evenings or entertaining friends. Adjacent, the formal dining room sets the scene for memorable meals. The heart of the home, the kitchen, is ready for your culinary adventures, and conveniently, a full bathroom and laundry are located right on the first floor, making everyday life a breeze. Downstairs also features a bonus room - think of it as your personal retreat, a playroom for the kids, or even a home office. A spacious deck is ideal for summer barbecues and soaking up the sun, leading you to the inviting above-ground pool - perfect for cooling off on warm days. Need extra space for your hobbies or gear? The garage has been thoughtfully converted into a handy storage area, and there's even a separate storage shed to keep everything organized.

Key facts

• Alley access
• Formal dining room
• Full bathroom

Tags

• CORNER LOT
• ALLEY ACCESS
• FORMAL DINING ROOM
• FULL BATHROOM
• LAUNDRY ON FIRST FLOOR
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (2.3% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Everett Area SD (rural): math 32% / reading 52% proficiency, ranked #337 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $32k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 0.98% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (median comp): $146,288
• List price: $145,000
• Delta: -0.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Second St W	0.51mi	4/2.0 (+1)	1,960 (-4%)	13mo	$67,500	$34	50
137 E 1st St	0.55mi	4/2.5 (+1)	2,094 (+3%)	13mo	$110,000	$53	48
133 Mechanic St	0.33mi	3/2.0	1,770 (-13%)	17mo	$161,500	$91	45
237 E Main St	0.57mi	3/2.0	2,270 (+12%)	13mo	$190,000	$84	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $88,127
• Equity at exit: $130,627

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $252,334
• Equity at exit: $281,703

Cash invested: $40,600 (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 15537

• Home prices YoY: 17.3%
• Active inventory: 61
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $144

Break-even live

Break-even rent $1,235

Max offer price $145,000

Occupancy floor 85%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-08
   days on market $145,000 Active 119 DOM
2. 2026-06-08
   days on market $145,000 Active 118 DOM
3. 2026-06-07
   days on market $145,000 Active 117 DOM
4. 2026-06-04
   days on market $145,000 Active 114 DOM
5. 2026-06-02
   days on market $145,000 Active 113 DOM
6. 2026-06-01
   days on market $145,000 Active 112 DOM
7. 2026-05-31
   days on market $145,000 Active 111 DOM
8. 2026-04-22
   price $145,000 930-char remark

   Show marketing remark (930 chars)

   Charming 3-bedroom gem, nestled on a desirable corner lot with alley access, offers a wonderful blend of comfort and convenience. A welcoming living room, perfect for cozy evenings or entertaining friends. Adjacent, the formal dining room sets the scene for memorable meals. The heart of the home, the kitchen, is ready for your culinary adventures, and conveniently, a full bathroom and laundry are located right on the first floor, making everyday life a breeze. Downstairs also features a bonus room - think of it as your personal retreat, a playroom for the kids, or even a home office. A spacious deck is ideal for summer barbecues and soaking up the sun, leading you to the inviting above-ground pool - perfect for cooling off on warm days. Need extra space for your hobbies or gear? The garage has been thoughtfully converted into a handy storage area, and there's even a separate storage shed to keep everything organized.

9. 2026-03-28
   status Active 930-char remark

   Show marketing remark (930 chars)

   Charming 3-bedroom gem, nestled on a desirable corner lot with alley access, offers a wonderful blend of comfort and convenience. A welcoming living room, perfect for cozy evenings or entertaining friends. Adjacent, the formal dining room sets the scene for memorable meals. The heart of the home, the kitchen, is ready for your culinary adventures, and conveniently, a full bathroom and laundry are located right on the first floor, making everyday life a breeze. Downstairs also features a bonus room - think of it as your personal retreat, a playroom for the kids, or even a home office. A spacious deck is ideal for summer barbecues and soaking up the sun, leading you to the inviting above-ground pool - perfect for cooling off on warm days. Need extra space for your hobbies or gear? The garage has been thoughtfully converted into a handy storage area, and there's even a separate storage shed to keep everything organized.

10. 2026-03-20
    status Pending 930-char remark

    Show marketing remark (930 chars)

    Charming 3-bedroom gem, nestled on a desirable corner lot with alley access, offers a wonderful blend of comfort and convenience. A welcoming living room, perfect for cozy evenings or entertaining friends. Adjacent, the formal dining room sets the scene for memorable meals. The heart of the home, the kitchen, is ready for your culinary adventures, and conveniently, a full bathroom and laundry are located right on the first floor, making everyday life a breeze. Downstairs also features a bonus room - think of it as your personal retreat, a playroom for the kids, or even a home office. A spacious deck is ideal for summer barbecues and soaking up the sun, leading you to the inviting above-ground pool - perfect for cooling off on warm days. Need extra space for your hobbies or gear? The garage has been thoughtfully converted into a handy storage area, and there's even a separate storage shed to keep everything organized.

11. 2026-02-23
    price $160,000 930-char remark

    Show marketing remark (930 chars)

    Charming 3-bedroom gem, nestled on a desirable corner lot with alley access, offers a wonderful blend of comfort and convenience. A welcoming living room, perfect for cozy evenings or entertaining friends. Adjacent, the formal dining room sets the scene for memorable meals. The heart of the home, the kitchen, is ready for your culinary adventures, and conveniently, a full bathroom and laundry are located right on the first floor, making everyday life a breeze. Downstairs also features a bonus room - think of it as your personal retreat, a playroom for the kids, or even a home office. A spacious deck is ideal for summer barbecues and soaking up the sun, leading you to the inviting above-ground pool - perfect for cooling off on warm days. Need extra space for your hobbies or gear? The garage has been thoughtfully converted into a handy storage area, and there's even a separate storage shed to keep everything organized.

12. 2026-02-02
    listed $177,000 Active 930-char remark

    Show marketing remark (930 chars)

    Charming 3-bedroom gem, nestled on a desirable corner lot with alley access, offers a wonderful blend of comfort and convenience. A welcoming living room, perfect for cozy evenings or entertaining friends. Adjacent, the formal dining room sets the scene for memorable meals. The heart of the home, the kitchen, is ready for your culinary adventures, and conveniently, a full bathroom and laundry are located right on the first floor, making everyday life a breeze. Downstairs also features a bonus room - think of it as your personal retreat, a playroom for the kids, or even a home office. A spacious deck is ideal for summer barbecues and soaking up the sun, leading you to the inviting above-ground pool - perfect for cooling off on warm days. Need extra space for your hobbies or gear? The garage has been thoughtfully converted into a handy storage area, and there's even a separate storage shed to keep everything organized.

13. 2009-08-07
    soldstatus $115,000
14. 2008-02-19
    listed $120,000
15. 2007-03-06
    listed $85,000
16. 2006-03-29
    soldstatus $78,000
17. 2006-03-27
    soldstatus $78,000
18. 2006-02-20
    listed $78,000
19. 1999-02-16
    soldstatus $47,450

ⓘ 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: $1,860 · $155/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$216/yr (+$18/mo · 11.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,004
• − Mortgage interest: −$8,122
• − Property taxes: −$1,860
• − Insurance: −$725
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$4,218
• Taxable loss: −$641
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,878/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: Everett Area SD
• NCES district ID: 4209360
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 52% ▼ -9.00%
• Median HH income: $41,322
• Composite: 35.24/100
• National rank: #4979
• State rank: #337 of 539 in PA

Livability — West Providence

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Earlston, PA
• Population (ZIP): 8,272

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.19%
• Current HPI: 252.292
• 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

+205.6% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $145,000 AHARMLS
• 2026-03-28 Relisted — AHARMLS
• 2026-03-20 Pending — AHARMLS
• 2026-02-23 Price Changed $160,000 AHARMLS
• 2026-02-02 Listed $177,000 AHARMLS
• 2009-08-07 Sold (MLS) $115,000 AHARMLS
• 2008-02-19 Listed $120,000 AHARMLS
• 2007-03-06 Listed $85,000 AHARMLS
• 2006-03-29 Sold (MLS) $78,000 AHARMLS
• 2006-03-27 Sold (Public Records) $78,000 Public Records
• 2006-02-20 Listed $78,000 AHARMLS
• 1999-02-16 Sold (Public Records) $47,450 Public Records

Property tax history

+1.1%/yr

Latest (2026): $1,860 · +5.9% YoY. Source: county tax records.