70 South St · Fredericktown, PA 15333

$89,900

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 148 Days on market

Built 1920 6,433 sqft lot $144/sqft · 64% above area

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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 +18.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

Why rent when you can buy? Updated, move in ready 2 bedroom, 1 bathroom home on a quiet street with covered front porch. Easy, 1 LEVEL LIVING! Open floorplan with main floor laundry. Attractive kitchen and bathroom. Plenty of natural light throughout. HUGE basement- a must see. Spacious yard and above ground pool with deck.

Key facts

• Covered front porch
• Spacious yard
• Huge basement

Tags

• COVERED FRONT PORCH
• MAIN FLOOR LAUNDRY
• HUGE BASEMENT
• SPACIOUS YARD
• ABOVE GROUND POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $83 ($998/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 $84k (6.1% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#1,736 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bethlehem-Center El Sch (math 24% / reading 50%, grade F, #1,004 of 1,518 statewide, top 68%, 435 students, 49% FRL); Bethlehem-Center Ms (math 3% / reading 29%, grade F, #467 of 512 statewide, top 91%, 242 students, 58% FRL); Bethlehem-Center Shs (math 90%, 302 students, 37% FRL).
• Market conditions: 12 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.5% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $60k; list at $90k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1920 — 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 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?
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: 0.94% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $54,832
• List price: $89,900
• Delta: 63.96%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

3.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.73×
• Total profit: $18,286
• Equity at exit: $42,728

10-year hold

• IRR: 14.1%
• Equity multiple: 3.19×
• Total profit: $55,034
• Equity at exit: $67,701

Cash invested: $25,172 (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 15333

• Home prices YoY: 2.2%
• Active inventory: 12
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $83

Break-even live

Break-even rent $739

Max offer price $89,900

Occupancy floor 85%

Sensitivity live

Price	-10% $134	-5% $109	+0% $83	+5% $58	+10% $32
Rent	-10% $17	-5% $50	+0% $83	+5% $117	+10% $150
Rate	-1.0pp $128	-0.5pp $106	base $83	+0.5pp $60	+1.0pp $36

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $89,900 Active 148 DOM
2. 2026-06-18
   days on market $89,900 Active 145 DOM
3. 2026-06-17
   days on market $89,900 Active 144 DOM
4. 2026-06-16
   days on market $89,900 Active 143 DOM
5. 2026-06-15
   days on market $89,900 Active 142 DOM
6. 2026-06-13
   days on market $89,900 Active 140 DOM
7. 2026-06-09
   days on market $89,900 Active 136 DOM
8. 2026-06-08
   days on market $89,900 Active 135 DOM
9. 2026-06-07
   days on market $89,900 Active 134 DOM
10. 2026-06-03
    days on market $89,900 Active 130 DOM
11. 2026-06-02
    days on market $89,900 Active 129 DOM
12. 2026-06-01
    days on market $89,900 Active 128 DOM
13. 2026-05-31
    days on market $89,900 Active 127 DOM
14. 2026-01-24
    listed $89,900 Active 327-char remark

    Show marketing remark (327 chars)

    Why rent when you can buy? Updated, move in ready 2 bedroom, 1 bathroom home on a quiet street with covered front porch. Easy, 1 LEVEL LIVING! Open floorplan with main floor laundry. Attractive kitchen and bathroom. Plenty of natural light throughout. HUGE basement- a must see. Spacious yard and above ground pool with deck.

15. 2026-01-06
    historical Expired 264-char remark

    Show marketing remark (264 chars)

    Nicely updated 2 bedroom home on a quiet street with covered front porch! Easy 1 level living! Open floor plan with lots of light. HUGE basement with high ceilings and endless possibilities. Spacious yard. Well maintained above ground pool with deck. A must see!

16. 2025-01-08
    listed $89,900 Active 264-char remark

    Show marketing remark (264 chars)

    Nicely updated 2 bedroom home on a quiet street with covered front porch! Easy 1 level living! Open floor plan with lots of light. HUGE basement with high ceilings and endless possibilities. Spacious yard. Well maintained above ground pool with deck. A must see!

17. 2024-04-15
    soldstatus $59,568

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $1,159 · $97/mo
• Expected delta: +$261/yr (+$22/mo · 29.1%)

ⓘ 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 ≥97°F today · 18 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: $10,131
• − Mortgage interest: −$5,036
• − Property taxes: −$898
• − Insurance: −$450
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$2,615
• Taxable loss: −$489
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,116/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: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — Fredericktown

• Score: 41/100
• State rank: #1736
• US rank: #27126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredericktown, PA
• Population (ZIP): 1,745

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.45%
• Current HPI: 162.029
• 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

+50.9% since first listed

4 events — show timeline

• 2026-01-24 Listed $89,900 West Penn MLS
• 2026-01-06 Delisted — West Penn MLS
• 2025-01-08 Listed $89,900 West Penn MLS
• 2024-04-15 Sold (Public Records) $59,568 Public Records

Property tax history

+8.3%/yr

Latest (2026): $898 · +3.9% YoY. Source: county tax records.