15 Main St · Taylorstown, PA 15365

$125,000

2 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 74 Days on market

Built 1856 0.36 ac lot $89/sqft · 29% below area Est $175k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute 2 bedroom, possibly 3 bedroom if you need a first floor primary bedroom. This home in McGuffey schools has two full bathrooms, one on first floor and another upstairs. The kitchen opens to the dining room that features a decretive fireplace. The upper bedrooms are both spacious and there's a jack/Jill Bathroom between them. Also includes a shed

Key facts

• 0.36 acre lot
• 2 parking spots
• Built 1856

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $3 ($36/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 $111k (11.2% below list).
• Recommended offer: $111k (11.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#784 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mcguffey SD (rural): math 26% / reading 49% proficiency, ranked #370 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcguffey Ms (math 10% / reading 44%, grade F, #404 of 512 statewide, top 80%, 343 students, 47% FRL); Mcguffey Hs (math 47%, 491 students, 30% FRL).
• Market conditions: 4 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 $5k of equity ($864 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($118k) 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.

Risks & watch-outs

• Watch-outs: built in 1856 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,977 (11.2% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1856 — 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 F-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: 0.89% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $175,000
• List price: $125,000
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Main St	0.02mi	3/1.0 (+1)	1,420 (+1%)	12mo	$229,900	$162	83
80 Main St	0.24mi	3/1.0 (+1)	1,588 (+13%)	0mo	$175,000	$110	62

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: 7.6%
• Equity multiple: 1.44×
• Total profit: $15,274
• Equity at exit: $56,205

10-year hold

• IRR: 10.3%
• Equity multiple: 2.55×
• Total profit: $54,153
• Equity at exit: $86,619

Cash invested: $35,000 (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 15365

• Active inventory: 4
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $3

Break-even live

Break-even rent $1,106

Max offer price $125,000

Occupancy floor 95%

Sensitivity live

Price	-10% $74	-5% $38	+0% $3	+5% $-32	+10% $-68
Rent	-10% $-85	-5% $-41	+0% $3	+5% $47	+10% $91
Rate	-1.0pp $66	-0.5pp $35	base $3	+0.5pp $-29	+1.0pp $-62

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $125,000 Active 74 DOM
2. 2026-06-18
   days on market $125,000 Active 71 DOM
3. 2026-06-17
   days on market $125,000 Active 70 DOM
4. 2026-06-16
   days on market $125,000 Active 69 DOM
5. 2026-06-15
   days on market $125,000 Active 68 DOM
6. 2026-06-13
   days on market $125,000 Active 66 DOM
7. 2026-06-13
   days on market $125,000 Active 65 DOM
8. 2026-06-09
   days on market $125,000 Active 62 DOM
9. 2026-06-08
   days on market $125,000 Active 61 DOM
10. 2026-06-07
    days on market $125,000 Active 60 DOM
11. 2026-06-05
    days on market $125,000 Active 57 DOM
12. 2026-06-03
    days on market $125,000 Active 56 DOM
13. 2026-06-02
    days on market $125,000 Active 55 DOM
14. 2026-06-01
    days on market $125,000 Active 54 DOM
15. 2026-05-31
    days on market $125,000 Active 53 DOM
16. 2026-05-19
    status Active 352-char remark

    Show marketing remark (352 chars)

    Cute 2 bedroom, possibly 3 bedroom if you need a first floor primary bedroom. This home in McGuffey schools has two full bathrooms, one on first floor and another upstairs. The kitchen opens to the dining room that features a decretive fireplace. The upper bedrooms are both spacious and there's a jack/Jill Bathroom between them. Also includes a shed

17. 2026-05-06
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Cute 2 bedroom, possibly 3 bedroom if you need a first floor primary bedroom. This home in McGuffey schools has two full bathrooms, one on first floor and another upstairs. The kitchen opens to the dining room that features a decretive fireplace. The upper bedrooms are both spacious and there's a jack/Jill Bathroom between them. Also includes a shed

18. 2026-03-25
    listed $125,000 Active 352-char remark

    Show marketing remark (352 chars)

    Cute 2 bedroom, possibly 3 bedroom if you need a first floor primary bedroom. This home in McGuffey schools has two full bathrooms, one on first floor and another upstairs. The kitchen opens to the dining room that features a decretive fireplace. The upper bedrooms are both spacious and there's a jack/Jill Bathroom between them. Also includes a shed

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,317
• − Mortgage interest: −$7,002
• − Property taxes: −$1,993
• − Insurance: −$625
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,636
• Taxable loss: −$2,070
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $533/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: Mcguffey SD
• NCES district ID: 4214880
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $56,454
• Composite: 32.95/100
• National rank: #5590
• State rank: #370 of 539 in PA

Livability — Taylorstown

• Score: 70/100
• State rank: #784
• US rank: #7886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorstown, PA
• City population: 154
• Population (ZIP): 154

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 7% Iranian 6% Serbian 3%

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: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-05-19 Relisted — West Penn MLS
• 2026-05-06 Pending — West Penn MLS
• 2026-03-25 Listed $125,000 West Penn MLS

Property tax history

+8.0%/yr

Latest (2026): $1,993 · +3.8% YoY. Source: county tax records.