334 Sherman Ave · Sharon, PA 16146

$74,900

3 bd · 1.0 ba · 1,560 sqft · SingleFamily · 9 Days on market

Built 1940 5,998 sqft lot Est $78k · at est. ↓ 25% since listing

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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 +9.3/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Vinyl sided three story home with three bedroom and a finished third floor. Newer kitchen. Large dining room with window seat. Large living room leading to covered front porch. Three nice sized bedrooms and a full bath complete the second level. Third floor is finished and easilya fourth bedroom. Level rear yard.

Key facts

• Covered front porch
• Finished third floor
• Large dining room

Tags

• FINISHED THIRD FLOOR
• NEWER KITCHEN
• LARGE DINING ROOM
• COVERED FRONT PORCH
• LEVEL REAR YARD

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 3-story property; New construction; Faces unspecified
• Construction: Vinyl siding; Asphalt roof; Built as new construction
• Exterior features: 40 x 150 lot; Public transportation nearby

Interior

• Kitchen: Kitchen on main level (10 x 12)
• Bedrooms: Upper-level bedroom (12 x 12); Upper-level bedroom (12 x 10); Upper-level bedroom (dimensions 12 x 14); Upper-level bonus room (24 x 20)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Decorative fireplace (1); Full walk-up basement; Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 65/100 on livability (#1,100 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Sharon City SD (suburban): math 20% / reading 42% proficiency, ranked #446 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mercer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1940 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.58% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.01%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $78,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1055 Griswold St	0.28mi	3/2.0	1,556 (-0%)	10mo	$70,000	$45	75
140 Case Ave	0.52mi	3/1.5	1,568 (+0%)	2mo	$155,000	$99	72
639 Edgewood Rd	0.23mi	3/1.0	1,492 (-4%)	21mo	$54,000	$36	65
844 Spencer Ave	0.64mi	3/1.0	1,494 (-4%)	4mo	$57,500	$38	60
653 Sherman Ave	0.31mi	3/1.5	1,350 (-14%)	12mo	$70,000	$52	51
590 Wengler Ave	0.30mi	3/1.5	1,400 (-10%)	20mo	$69,900	$50	51

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: 19.7%
• Equity multiple: 1.80×
• Total profit: $16,812
• Equity at exit: $11,168

10-year hold

• IRR: 28.0%
• Equity multiple: 3.47×
• Total profit: $51,901
• Equity at exit: $6,476

Cash invested: $20,972 (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 16146

• Active inventory: 74
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $455

Break-even live

Break-even rent $608

Max offer price $74,900

Occupancy floor 57%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $74,900 Active 9 DOM
2. 2026-06-18
   days on market $74,900 Active 8 DOM
3. 2026-06-17
   days on market $74,900 Active 7 DOM
4. 2026-06-16
   days on market $74,900 Active 6 DOM
5. 2026-06-15
   days on market $74,900 Active 5 DOM
6. 2026-06-14
   days on market $74,900 Active 3 DOM
7. 2026-06-13
   remarks 314-char remark
8. 2026-06-13
   listed $74,900 Active 2 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: $678 · $56/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$253/yr (+$21/mo · 37.3%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,204
• − Mortgage interest: −$4,196
• − Property taxes: −$678
• − Insurance: −$374
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,179
• Taxable income: $4,504
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $4,374/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: Sharon City SD
• NCES district ID: 4221330
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $31,081
• Composite: 25.14/100
• National rank: #7521
• State rank: #446 of 539 in PA

Livability — Sharon

• Score: 65/100
• State rank: #1100
• US rank: #12460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon, PA
• County: Mercer County · 28,053 people
• City population: 12,936
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 12,936
• Household income: $45,670
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 685.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 108,341 people
• By 2030: 104,269 · -3.8%
• By 2040: 94,624 · -12.7%
• By 2050: 84,891 · -21.6%
• By 2075: 65,094 · -39.9%
• By 2100: 47,657 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+30.2) · D 34.5% · R 64.7%
• 2008→2024 swing: -29.9pp toward R · 2008: -0.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.0 2016: R+25.0 2012: R+2.5 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.55%
• Current HPI: 155.0912
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-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

-25.1% since first listed

2 events — show timeline

• 2026-06-10 Listed $74,900 West Penn MLS
• 2024-08-22 Sold (Public Records) $100,000 Public Records

Property tax history

-9.2%/yr

Latest (2026): $678 · +0.0% YoY. Source: county tax records.