312 S Vine St · Carmichaels, PA 15320

$115,000

2 bd · 1.0 ba · 1,203 sqft · SingleFamily public records · 151 Days on market

Built 1900 0.36 ac lot $96/sqft · 26% below area Est $177k · 35% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +6.7/10.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

SPACIOUS HOME THAT RECENTLY WAS BEING USED AS AN OFFICE SPACE/BUSINESS BUT CAN BE CONVERTED BACK TO A SINGLE-FAMILY HOME~UPDATES INCLUDE - NEW METAL ROOF (2024) - NEWER FURNACE AND A/C~THE KITCHEN IS EQUIPPED WITH A MINI FRIDGE, BUILT-IN OVEN, AND ELECTRIC COOK TOP~CURRENT USE FEATURES 2 OFFICE SPACES ON MAIN FLOOR - 2 OFFICES ON 2ND LEVEL - WAITING AREA AND HALF BATH (THAT CAN BE CONVERTED BACK TO A FULL BATH). THE PARKING AREA IS LARGE W/ PLENTY OF PARKING AVAILABLE~TONS OF POTENTIAL REALLY GOOD SPACE~NICE LEVEL LOT~PARTIAL BASEMENT FOR STORAGE (OUTSIDE ACCESS) - LOCATED ALONG RT. 88 AND CLOSE TO TOWN~CAN BE RESIDENTIAL OR COMMERCIAL USE~

Key facts

• New metal roof
• Newer furnace
• Mini fridge

Tags

• NEW METAL ROOF
• NEWER FURNACE
• ELECTRIC COOK TOP
• MINI FRIDGE
• LARGE PARKING AREA
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $73 ($881/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 $104k (9.9% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,344 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: employment D, amenities F, commute F.
• Carmichaels Area SD (rural): math 17% / reading 36% proficiency, ranked #465 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k appreciation (3.4% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $115k implies a 188% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1900 — 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: 0.90% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (median comp): $177,412
• List price: $115,000
• Delta: -35.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 S Pine St	0.14mi	3/2.0 (+1)	1,182 (-2%)	16mo	$225,000	$190	69
346 Ceylon Rd	0.53mi	3/1.5 (+1)	1,287 (+7%)	5mo	$149,900	$116	52
104 Fair St	0.48mi	3/2.0 (+1)	1,300 (+8%)	7mo	$173,400	$133	49
461 Pennsylvania Route 88	0.63mi	3/2.0 (+1)	1,267 (+5%)	7mo	$226,000	$178	47
114 Cales Addition	0.66mi	2/1.0	1,100 (-9%)	12mo	$132,500	$120	45
28 Single St	0.37mi	3/1.5 (+1)	1,346 (+12%)	14mo	$125,000	$93	45

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

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.65×
• Total profit: $21,069
• Equity at exit: $54,426

10-year hold

• IRR: 13.1%
• Equity multiple: 3.03×
• Total profit: $65,336
• Equity at exit: $86,054

Cash invested: $32,200 (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 15320

• Home prices YoY: 2.2%
• Active inventory: 20
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $73

Break-even live

Break-even rent $943

Max offer price $115,000

Occupancy floor 88%

Sensitivity live

Price	-10% $139	-5% $106	+0% $73	+5% $41	+10% $8
Rent	-10% $-8	-5% $33	+0% $73	+5% $114	+10% $155
Rate	-1.0pp $131	-0.5pp $103	base $73	+0.5pp $44	+1.0pp $13

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 151 DOM
2. 2026-06-21
   days on market $115,000 Active 150 DOM
3. 2026-06-18
   days on market $115,000 Active 148 DOM
4. 2026-06-17
   days on market $115,000 Active 147 DOM
5. 2026-06-16
   days on market $115,000 Active 146 DOM
6. 2026-06-15
   days on market $115,000 Active 145 DOM
7. 2026-06-13
   days on market $115,000 Active 143 DOM
8. 2026-06-12
   days on market $115,000 Active 142 DOM
9. 2026-06-09
   days on market $115,000 Active 139 DOM
10. 2026-06-08
    days on market $115,000 Active 138 DOM
11. 2026-06-08
    days on market $115,000 Active 137 DOM
12. 2026-06-05
    days on market $115,000 Active 135 DOM
13. 2026-06-04
    days on market $115,000 Active 133 DOM
14. 2026-06-02
    days on market $115,000 Active 132 DOM
15. 2026-06-01
    days on market $115,000 Active 131 DOM
16. 2026-05-31
    days on market $115,000 Active 130 DOM
17. 2026-02-20
    price $119,900 648-char remark

    Show marketing remark (648 chars)

    SPACIOUS HOME THAT RECENTLY WAS BEING USED AS AN OFFICE SPACE/BUSINESS BUT CAN BE CONVERTED BACK TO A SINGLE-FAMILY HOME~UPDATES INCLUDE - NEW METAL ROOF (2024) - NEWER FURNACE AND A/C~THE KITCHEN IS EQUIPPED WITH A MINI FRIDGE, BUILT-IN OVEN, AND ELECTRIC COOK TOP~CURRENT USE FEATURES 2 OFFICE SPACES ON MAIN FLOOR - 2 OFFICES ON 2ND LEVEL - WAITING AREA AND HALF BATH (THAT CAN BE CONVERTED BACK TO A FULL BATH). THE PARKING AREA IS LARGE W/ PLENTY OF PARKING AVAILABLE~TONS OF POTENTIAL REALLY GOOD SPACE~NICE LEVEL LOT~PARTIAL BASEMENT FOR STORAGE (OUTSIDE ACCESS) - LOCATED ALONG RT. 88 AND CLOSE TO TOWN~CAN BE RESIDENTIAL OR COMMERCIAL USE~

18. 2026-01-21
    listed $129,900 Active 648-char remark

    Show marketing remark (648 chars)

    SPACIOUS HOME THAT RECENTLY WAS BEING USED AS AN OFFICE SPACE/BUSINESS BUT CAN BE CONVERTED BACK TO A SINGLE-FAMILY HOME~UPDATES INCLUDE - NEW METAL ROOF (2024) - NEWER FURNACE AND A/C~THE KITCHEN IS EQUIPPED WITH A MINI FRIDGE, BUILT-IN OVEN, AND ELECTRIC COOK TOP~CURRENT USE FEATURES 2 OFFICE SPACES ON MAIN FLOOR - 2 OFFICES ON 2ND LEVEL - WAITING AREA AND HALF BATH (THAT CAN BE CONVERTED BACK TO A FULL BATH). THE PARKING AREA IS LARGE W/ PLENTY OF PARKING AVAILABLE~TONS OF POTENTIAL REALLY GOOD SPACE~NICE LEVEL LOT~PARTIAL BASEMENT FOR STORAGE (OUTSIDE ACCESS) - LOCATED ALONG RT. 88 AND CLOSE TO TOWN~CAN BE RESIDENTIAL OR COMMERCIAL USE~

19. 2017-11-07
    soldstatus $40,000 Sold 284-char remark

    Show marketing remark (284 chars)

    HANDYMAN SPECIAL LOCATED ON NICE LEVEL LOT WITH PUBLIC UTILITIES IN CARMICHAELS BORO. NEEDS TLC. MAIN BEDROOM AND FULL BATH ON MAIN FLOOR. TWO LARGE BEDROOMS ON SECOND. HALF BASEMENT. OUTSIDE ACCESS. LOCATED ALONG RT 88S, S VINE STREET NEAR TOWN. CAN BE RESIDENTIAL OR COMMERCIAL USE.

20. 2017-10-05
    status Under Contract 284-char remark

    Show marketing remark (284 chars)

    HANDYMAN SPECIAL LOCATED ON NICE LEVEL LOT WITH PUBLIC UTILITIES IN CARMICHAELS BORO. NEEDS TLC. MAIN BEDROOM AND FULL BATH ON MAIN FLOOR. TWO LARGE BEDROOMS ON SECOND. HALF BASEMENT. OUTSIDE ACCESS. LOCATED ALONG RT 88S, S VINE STREET NEAR TOWN. CAN BE RESIDENTIAL OR COMMERCIAL USE.

21. 2017-09-28
    historical Contingent 284-char remark

    Show marketing remark (284 chars)

    HANDYMAN SPECIAL LOCATED ON NICE LEVEL LOT WITH PUBLIC UTILITIES IN CARMICHAELS BORO. NEEDS TLC. MAIN BEDROOM AND FULL BATH ON MAIN FLOOR. TWO LARGE BEDROOMS ON SECOND. HALF BASEMENT. OUTSIDE ACCESS. LOCATED ALONG RT 88S, S VINE STREET NEAR TOWN. CAN BE RESIDENTIAL OR COMMERCIAL USE.

22. 2017-08-14
    listed $49,000 Active 284-char remark

    Show marketing remark (284 chars)

    HANDYMAN SPECIAL LOCATED ON NICE LEVEL LOT WITH PUBLIC UTILITIES IN CARMICHAELS BORO. NEEDS TLC. MAIN BEDROOM AND FULL BATH ON MAIN FLOOR. TWO LARGE BEDROOMS ON SECOND. HALF BASEMENT. OUTSIDE ACCESS. LOCATED ALONG RT 88S, S VINE STREET NEAR TOWN. CAN BE RESIDENTIAL OR COMMERCIAL USE.

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$345/yr (+$29/mo · 30.7%)

ⓘ 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 ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,429
• − Mortgage interest: −$6,442
• − Property taxes: −$1,126
• − Insurance: −$575
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$3,345
• Taxable loss: −$1,048
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $1,133/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: Carmichaels Area SD
• NCES district ID: 4205070
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 36% ▼ -20.00%
• Median HH income: $39,060
• Composite: 22.18/100
• National rank: #8164
• State rank: #465 of 539 in PA

Livability — Carmichaels

• Score: 62/100
• State rank: #1344
• US rank: #16667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carmichaels, PA
• Population (ZIP): 4,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 157.0795
• 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

+144.7% since first listed

6 events — show timeline

• 2026-02-20 Price Changed $119,900 West Penn MLS
• 2026-01-21 Listed $129,900 West Penn MLS
• 2017-11-07 Sold (MLS) $40,000 West Penn MLS
• 2017-10-05 Pending — West Penn MLS
• 2017-09-28 Contingent — West Penn MLS
• 2017-08-14 Listed $49,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2025): $1,126 · +5.7% YoY. Source: county tax records.