475 North Ave · Chevy Chase Heights, PA 15701

$99,900

3 bd · 2.5 ba · 1,344 sqft · SingleFamily public records · 15 Days on market

Built 1945 4,543 sqft lot Est $183k · 45% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 4 bedroom, 2 full bath home conveniently located between the Indiana Area Jr. and Sr. High School's. This 2 story home features a converted bonus room on the main floor to a master bedroom. 3 additional bedrooms located on the second floor. Eat-in kitchen with all appliances included. Two full baths, one located on each floor. This home would make a great starter home, families with children are within walking distance to the schools, or a rental home for an investor. Many possibilities located at 475 North Ave!

Key facts

• Metal roof
• 4,543 sq ft lot
• Garage

Tags

• METAL ROOF
• GAS FORCED-AIR FURNACE
• LUXURY VINYL PLANK FLOORING
• NORTH 4TH AVENUE LOCATION

Property features AI

Exterior

• Parking: Attached garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2 stories; Vinyl siding; Metal roof
• Construction: Built with vinyl siding; Metal roof
• Exterior features: Public water; Public sewer; Resale condition

Interior

• Kitchen: Dishwasher; Refrigerator; Stove; Some electric appliances
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,142 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D, schools D-, amenities F.
• Indiana Area SD (town): math 49% / reading 67% proficiency, ranked #96 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 94 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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 $41k; list at $100k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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 D-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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $182,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
896 Fairman Ave	0.41mi	3/2.0	1,306 (-3%)	5mo	$191,000	$146	70
123 North Carpenter Ave	0.35mi	2/1.5 (-1)	1,360 (+1%)	9mo	$94,000	$69	65
367 Washington St	0.65mi	3/1.5	1,344 (0%)	4mo	$169,000	$126	63
265 Charles St	0.29mi	4/3.0 (+1)	1,431 (+6%)	7mo	$202,000	$141	63
270 Charles St	0.28mi	3/2.5	1,144 (-15%)	6mo	$149,000	$130	57
790 White Farm Rd	0.42mi	4/2.5 (+1)	1,500 (+12%)	0mo	$290,000	$193	56
107 N Second St	0.49mi	3/1.5	1,228 (-9%)	7mo	$162,000	$132	53
315 Church St	0.55mi	3/1.0	1,287 (-4%)	10mo	$131,000	$102	52
22 Stevenson Ave	0.75mi	3/2.0	1,372 (+2%)	9mo	$221,450	$161	52
440 School St	0.60mi	4/2.5 (+1)	1,404 (+4%)	12mo	$215,000	$153	50
1109 Chestnut St	0.72mi	3/1.0	1,319 (-2%)	10mo	$179,900	$136	49
410 Washington St	0.66mi	4/2.0 (+1)	1,256 (-6%)	7mo	$50,000	$40	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,139
• Equity at exit: $14,895

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,158
• Equity at exit: $8,638

Cash invested: $27,972 (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 15701

• Home prices YoY: -26.2%
• Active inventory: 94
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$524
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $110

Break-even live

Break-even rent $873

Max offer price $99,900

Occupancy floor 84%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
561 Water St Unit First Floor Indiana, PA	4.0	1.0	1200	$1,200	$1.00	44d	1	0.33mi
245 S 7th St Indiana, PA	3.0	1.0	1080	$839	$0.78	44d	1	0.71mi
207 S 10th St Indiana, PA	3.0	2.0	944	$1,100	$1.17	44d	1	0.81mi
845 W Maple St unit 845 Maple St 13 A Indiana, PA	2.0	1.0	900	$550	$0.61	44d	1	1.10mi
1227 W Maple St Indiana, PA	2.0–5.0	1.0–2.5	990	$450	$0.45	44d	1	1.27mi

Listing history 11 events

1. 2026-06-19
   days on market $99,900 Active 15 DOM
2. 2026-06-18
   days on market $99,900 Active 14 DOM
3. 2026-06-17
   days on market $99,900 Active 13 DOM
4. 2026-06-16
   days on market $99,900 Active 12 DOM
5. 2026-06-15
   days on market $99,900 Active 11 DOM
6. 2026-06-14
   days on market $99,900 Active 9 DOM
7. 2026-06-12
   days on market $99,900 Active 8 DOM
8. 2026-06-09
   days on market $99,900 Active 5 DOM
9. 2026-06-08
   days on market $99,900 Active 4 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $99,900 Active 3 DOM

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$47/yr (+$4/mo · 3.1%)

ⓘ 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 ≥95°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: $12,148
• − Mortgage interest: −$5,596
• − Property taxes: −$1,485
• − Insurance: −$500
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,906
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,393/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: Indiana Area SD
• NCES district ID: 4212150
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $40,558
• Composite: 48.44/100
• National rank: #2133
• State rank: #96 of 539 in PA

Livability — Chevy Chase Heights

• Score: 65/100
• State rank: #1142
• US rank: #13096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chevy Chase Heights, PA
• County: Indiana County · 31,269 people
• Metro: Indiana, PA
• Population (ZIP): 31,269
• Household income: $56,311
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1590.0

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.33%
• Current HPI: 167.0982
• Rent YoY: —
• Metro: Indiana, 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

+54.9% since first listed

11 events — show timeline

• 2026-06-04 Listed $99,900 West Penn MLS
• 2024-04-29 Sold (MLS) $41,000 West Penn MLS
• 2024-04-03 Pending — West Penn MLS
• 2024-03-24 Price Changed $49,900 West Penn MLS
• 2024-03-24 Relisted — West Penn MLS
• 2024-02-08 Contingent — West Penn MLS
• 2023-09-19 Listed $65,000 West Penn MLS
• 2012-09-20 Sold (Public Records) $64,500 Public Records
• 2012-09-17 Sold (MLS) $64,500 West Penn MLS
• 2012-09-17 Price Changed $68,000 West Penn MLS
• 2012-07-06 Listed $64,500 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $1,485 · +2.2% YoY. Source: county tax records.