17 Hoon St · Carroll, PA 15063

$120,000

3 bd · 1.5 ba · 1,062 sqft · SingleFamily public records · 6 Days on market

Built 1920 2,757 sqft lot Est $112k · 8% over

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Why this score? — see what drove the D 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 +18.0/30.0
• DSCR +5.6/10.0
• ARV discount +4.1/15.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 Bedroom w/ Lots of Updates! New Metal Roof & A/C March 2026, Furnace appx 3 yrs, Hot Water Tank appx 5 yrs. Newer Life Proof Flooring on Main Floor & Newer Carpeting upstairs in Bedroom. Plenty of Cabinets and Countertop space in Eat-in Kitchen! Updated Bathrooms, Freshly Painted & Some New Windows. Lot of Cabinets in Eat-in Kitchen plus Separate Formal Dining Room. Convenient 1st Floor Laundry and Powder Room. Nice Side & Back Yard. Covered Front Porch w/ additional Patio area perfect for BBQs! Big Basement w/ Multiple Rooms, great for extra storage space! Absolute Move-in Condition!

Key facts

• Covered front porch
• New metal roof
• Updated bathrooms

Tags

• NEW METAL ROOF
• NEWER LIFE PROOF FLOORING
• UPDATED BATHROOMS
• CONVENIENT 1ST FLOOR LAUNDRY
• COVERED FRONT PORCH
• BIG BASEMENT

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property
• Construction: Aluminum siding; Metal roof
• Exterior features: Public transportation nearby; Lot dimensions approx. 55x48x54x34

Interior

• Kitchen: Kitchen on main level (approx. 12x10); Stove; Microwave; Refrigerator
• Bedrooms: Two upper-level bedrooms (approx. 11x10 and 11x11); Additional upper-level room (approx. 13x9)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning (electric)
• Interior features: Interior entry basement; Bonus room in the basement; Total of 8 rooms
• Laundry & utility: Main-level laundry room (approx. 9x5); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $48 ($577/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 $108k (9.9% below list).
• Recommended offer: $108k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 66 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $120k implies a 627% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,095 (9.9% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $111,510
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Hoon St	0.01mi	2/1.5 (-1)	1,020 (-4%)	6mo	$145,000	$142	83
1930 Route 2023	0.65mi	2/1.5 (-1)	1,004 (-6%)	1mo	$160,000	$159	55
92 3rd Ave	0.63mi	2/1.5 (-1)	1,148 (+8%)	0mo	$131,500	$115	52
911 4th St	0.65mi	2/2.0 (-1)	978 (-8%)	4mo	$67,000	$69	46
201 4th Ave	0.58mi	2/1.0 (-1)	1,016 (-4%)	17mo	$50,000	$49	44
629 Shelby St	0.47mi	3/2.0	1,192 (+12%)	14mo	$125,000	$105	44
106 1st Ave	0.60mi	2/1.5 (-1)	903 (-15%)	6mo	$38,000	$42	37

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-16,381
• Equity at exit: $17,892

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-10,313
• Equity at exit: $10,375

Cash invested: $33,600 (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 15063

• Home prices YoY: -6.9%
• Active inventory: 66
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $48

Break-even live

Break-even rent $1,020

Max offer price $120,000

Occupancy floor 91%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $120,000 Active 6 DOM
2. 2026-06-17
   days on market $120,000 Active 5 DOM
3. 2026-06-16
   days on market $120,000 Active 4 DOM
4. 2026-06-15
   days on market $120,000 Active 3 DOM
5. 2026-06-13
   remarks 610-char remark
6. 2026-06-13
   listed $120,000 Active 1 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: $852 · $71/mo
• Projected year-2 tax: $1,374 · $115/mo
• Expected delta: +$522/yr (+$43/mo · 61.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $12,971
• − Mortgage interest: −$6,722
• − Property taxes: −$852
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$3,491
• Taxable loss: −$1,436
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $922/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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Carroll

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,479

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 4% Scotch-Irish 3%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

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: ▼ -19.31%
• Current HPI: 261.0334
• 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

+627.3% since first listed

2 events — show timeline

• 2026-06-12 Listed $120,000 West Penn MLS
• 1998-12-18 Sold (Public Records) $16,500 Public Records

Property tax history

+3.4%/yr

Latest (2026): $852 · +4.5% YoY. Source: county tax records.