120 Jefferson Ave · Sharon, PA 16146

$93,000

3 bd · 2.0 ba · — sqft · Other · 298 Days on market

4,791 sqft lot Est $103k · 9% under ↓ 7% since listing

---

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 +19.2/30.0
• ARV discount +11.7/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• 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

Key facts

• 4,791 sq ft lot
• Garage
• Listed 297 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $93k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.06% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (median comp): $102,594
• List price: $93,000
• Delta: -9.35%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-8,655
• Equity at exit: $13,867

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $821
• Equity at exit: $8,041

Cash invested: $26,040 (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: 7.9×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$488
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $100

Break-even live

Break-even rent $856

Max offer price $93,000

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 N Oakland Ave Unit 2 Sharon, PA	3.0	1.0	—	$1,100	—	21d	1	0.24mi
136 5th Ave Sharon, PA	3.0	1.0	3049	$899	$0.29	13d	1	0.26mi
343 Cedar Ave Sharon, PA	2.0	1.0	—	$750	—	43d	1	0.48mi
343 Cedar Ave Unit Upper Sharon, PA	2.0	1.0	950	$895	$0.94	43d	1	0.48mi
979 King St Sharon, PA	3.0	1.0	—	$895	—	43d	1	0.50mi
420 Reed St Sharon, PA	3.0	1.0	—	$995	—	13d	1	0.53mi
422 Prospect St Sharon, PA	2.0	1.0	—	$895	—	13d	1	0.55mi
360 Reed St Unit 1 Sharon, PA	2.0	1.0	—	$750	—	13d	1	0.57mi
523 New Castle Ave Sharon, PA	3.0	1.0	—	$1,000	—	13d	1	0.70mi
754 N Sharpsville Ave Sharon, PA	3.0	1.5	—	$1,200	—	13d	1	0.72mi
270 Liberty St Unit B Sharon, PA	2.0	1.0	—	$850	—	13d	1	0.72mi
720 Baldwin Ave Sharon, PA	2.0	1.5	—	$995	—	13d	1	0.83mi
726 Baldwin Ave Sharon, PA	3.0	1.0	—	$1,100	—	13d	1	0.83mi
285 Malleable St Sharon, PA	2.0	1.0	—	$875	—	13d	1	0.93mi
335 Sterling Ave Sharon, PA	1.0–2.0	1.0	700	$850	$1.21	13d	3	0.96mi
335 Sterling Ave Unit B314 Sharon, PA	2.0	1.0	750	$850	$1.13	13d	1	0.96mi
307 Andrew St Sharon, PA	2.0	1.5	—	$995	—	13d	1	1.06mi
358 Russell St Sharon, PA	2.0	1.0	—	$995	—	13d	1	1.12mi
557 Lafayette Ave Sharon, PA	3.0	1.0	—	$1,000	—	13d	1	1.36mi

Listing history 18 events

1. 2026-06-19
   days on market $93,000 Active 298 DOM
2. 2026-06-18
   days on market $93,000 Active 297 DOM
3. 2026-06-17
   days on market $93,000 Active 296 DOM
4. 2026-06-16
   days on market $93,000 Active 295 DOM
5. 2026-06-15
   days on market $93,000 Active 294 DOM
6. 2026-06-14
   days on market $93,000 Active 292 DOM
7. 2026-06-13
   days on market $93,000 Active 291 DOM
8. 2026-06-10
   days on market $93,000 Active 289 DOM
9. 2026-06-09
   days on market $93,000 Active 288 DOM
10. 2026-06-08
    days on market $93,000 Active 287 DOM
11. 2026-06-07
    days on market $93,000 Active 286 DOM
12. 2026-06-05
    days on market $93,000 Active 283 DOM
13. 2026-06-02
    days on market $93,000 Active 281 DOM
14. 2026-06-01
    days on market $93,000 Active 280 DOM
15. 2026-05-31
    days on market $93,000 Active 279 DOM
16. 2026-05-30
    days on market $93,000 Active 278 DOM
17. 2026-03-16
    price $93,000
18. 2025-08-23
    listed $100,000 Active

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°F today · 18 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: $11,788
• − Mortgage interest: −$5,209
• − Property taxes: −$1,793
• − Insurance: −$465
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$2,705
• Taxable loss: −$271
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,267/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

-7.0% since first listed

2 events — show timeline

• 2026-03-16 Price Changed $93,000 West Penn MLS
• 2025-08-23 Listed $100,000 West Penn MLS

Property tax history

+1.8%/yr

Latest (2025): $1,793 · +4.0% YoY. Source: county tax records.