84 Crossridge Rd · California, PA 15022

$159,999

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 22 Days on market

Built 1940 8,712 sqft lot

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don t miss this opportunity for the savvy home owner or experienced investor. Great cape code style home on a high side lot with off street parking. Enjoy your morning coffee from your covered front porch overlooking your kingdom. The views are spectacular. Eat In Kitchen features oak cabinets and neutral countertops. Take in all of the bold paint choices. Master bedroom on first floor. 2 bedrooms and bathroom are located on the second floor. Unfinished basement for added storage.

Key facts

• Breathtaking views
• Updated bathroom
• New roof

Tags

• BREATHTAKING VIEWS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• NEW ROOF
• NEW WINDOWS
• NEW ELECTRIC BASEBOARD HEATERS

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Septic tank
• Home design: 2-story residence; Resale property
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Lot approximately 0.2 acres

Interior

• Kitchen: Refrigerator; Stove; Some electric appliances
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Wall/window cooling unit(s)
• Interior features: Multi-pane windows with screens and window treatments; Unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.8% below list).
• Recommended offer: $132k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,648 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, schools D, amenities F.
• Charleroi SD (rural): math 20% / reading 51% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 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 (-1.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago 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 $40k; list at $160k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $131,593 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.82% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.56×
• Total profit: $-19,706
• Equity at exit: $32,350

10-year hold

• IRR: -3.4%
• Equity multiple: 0.73×
• Total profit: $-12,257
• Equity at exit: $28,873

Cash invested: $44,800 (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 15022

• Home prices YoY: -1.0%
• Active inventory: 87
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$161 /mo · $1,938/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-28

Break-even live

Break-even rent $1,351

Max offer price $155,118

Occupancy floor 97%

Sensitivity live

Price	-10% $63	-5% $18	+0% $-28	+5% $-73	+10% $-118
Rent	-10% $-132	-5% $-80	+0% $-28	+5% $24	+10% $76
Rate	-1.0pp $53	-0.5pp $13	base $-28	+0.5pp $-69	+1.0pp $-111

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $159,999 Active 22 DOM
2. 2026-06-18
   days on market $159,999 Active 19 DOM
3. 2026-06-17
   pricedays on market $159,999 Active 18 DOM
4. 2026-06-16
   days on market $164,999 Active 17 DOM
5. 2026-06-15
   days on market $164,999 Active 16 DOM
6. 2026-06-13
   days on market $164,999 Active 14 DOM
7. 2026-06-09
   days on market $164,999 Active 10 DOM
8. 2026-06-08
   days on market $164,999 Active 9 DOM
9. 2026-06-07
   days on market $164,999 Active 8 DOM
10. 2026-06-05
    days on market $164,999 Active 5 DOM
11. 2026-06-03
    days on market $164,999 Active 4 DOM
12. 2026-06-02
    days on market $164,999 Active 3 DOM
13. 2026-06-01
    days on market $164,999 Active 2 DOM
14. 2026-05-31
    remarks 687-char remark
15. 2026-05-31
    listed $164,999 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: $1,938 · $161/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$295/yr (+$25/mo · 15.2%)

ⓘ 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 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,791
• − Mortgage interest: −$8,962
• − Property taxes: −$1,938
• − Insurance: −$800
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,655
• Taxable loss: −$3,090
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $410/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: Charleroi SD
• NCES district ID: 4205640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $40,410
• Composite: 29.72/100
• National rank: #6450
• State rank: #421 of 539 in PA

Livability — California

• Score: 56/100
• State rank: #1648
• US rank: #22817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,469
• Population (ZIP): 10,044

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 6%
• Common ancestry: Romanian 8% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.83%
• Current HPI: 174.218
• 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

+450.0% since first listed

16 events — show timeline

• 2026-05-30 Listed $164,999 West Penn MLS
• 2026-02-04 Price Changed $129,999 West Penn MLS
• 2025-12-11 Price Changed $135,000 West Penn MLS
• 2025-12-04 Price Changed $139,000 West Penn MLS
• 2025-11-17 Price Changed $139,999 West Penn MLS
• 2025-11-14 Listed $149,999 West Penn MLS
• 2025-09-23 Pending — West Penn MLS
• 2025-08-18 Sold (MLS) $39,750 West Penn MLS
• 2025-07-30 Contingent — West Penn MLS
• 2025-07-21 Listed $42,000 West Penn MLS
• 2016-09-08 Delisted — West Penn MLS
• 2016-08-12 Listed $70,000 West Penn MLS
• 2005-07-07 Sold (Public Records) $74,200 Public Records
• 2005-06-30 Sold (MLS) $74,200 West Penn MLS
• 2005-05-14 Listed $74,900 West Penn MLS
• 1991-06-10 Sold (Public Records) $30,000 Public Records

Property tax history

+5.6%/yr

Latest (2026): $1,938 · +1.6% YoY. Source: county tax records.