28 Meadow St · Wickerham Manor-Fisher, PA 15063

$149,900

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 24 Days on market

Built 1885 10,018 sqft lot Est $197k · 24% 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).

• Cash flow +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• 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 MLS

C21-Looking for that large level back yard ? This is it? Well maintained 2 story vinyl sided home with NU-R windows, decking, Deta ched garage & more! access also from behin

Key facts

• Covered front porch
• Off street parking
• Metal garage

Tags

• OFF STREET PARKING
• REAR FENCED LOT
• HUGE REAR DECK
• COVERED FRONT PORCH
• METAL GARAGE
• OPEN KITCHEN

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story frame home; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot dimensions approximately 52 x 205 x 48 x 204; 0.23-acre lot

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bedrooms: Bedroom on upper level (14 x 9); Bedroom on upper level (13 x 12); Bedroom on main level (12 x 10)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air gas heating; Wall/window air conditioning units
• Interior features: Unfinished walk-out basement; Carpet and hardwood flooring
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $138k (7.9% below list).
• Recommended offer: $138k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Ringgold El Sch South (math 22% / reading 47%, grade F, #1,049 of 1,518 statewide, top 71%, 580 students, 100% FRL); Ringgold Ms (math 9% / reading 29%, grade F, #447 of 512 statewide, top 88%, 787 students, 100% FRL); Ringgold Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 852 students, 82% FRL) — zoned schools average 94% FRL vs 41% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 67 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 $1k 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

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,064 (7.9% below list)

Questions for the listing agent

1. Built in 1885 — 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. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $197,472
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Walnut St	0.08mi	4/3.0	1,856 (+14%)	20mo	$225,000	$121	53

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-18,334
• Equity at exit: $22,351

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-8,303
• Equity at exit: $12,961

Cash invested: $41,972 (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 15063

• Home prices YoY: -6.9%
• Active inventory: 67
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$149 /mo · $1,783/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $94

Break-even live

Break-even rent $1,262

Max offer price $149,900

Occupancy floor 88%

Sensitivity live

Price	-10% $178	-5% $136	+0% $94	+5% $51	+10% $9
Rent	-10% $-15	-5% $39	+0% $94	+5% $148	+10% $203
Rate	-1.0pp $169	-0.5pp $132	base $94	+0.5pp $55	+1.0pp $15

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   price $149,900 Active 24 DOM
2. 2026-06-21
   days on market $159,900 Active 24 DOM
3. 2026-06-18
   days on market $159,900 Active 21 DOM
4. 2026-06-17
   days on market $159,900 Active 20 DOM
5. 2026-06-16
   days on market $159,900 Active 19 DOM
6. 2026-06-15
   days on market $159,900 Active 18 DOM
7. 2026-06-13
   days on market $159,900 Active 16 DOM
8. 2026-06-13
   days on market $159,900 Active 15 DOM
9. 2026-06-09
   days on market $159,900 Active 12 DOM
10. 2026-06-08
    days on market $159,900 Active 11 DOM
11. 2026-06-07
    days on market $159,900 Active 10 DOM
12. 2026-06-05
    days on market $159,900 Active 7 DOM
13. 2026-06-03
    days on market $159,900 Active 6 DOM
14. 2026-06-02
    days on market $159,900 Active 5 DOM
15. 2026-06-01
    days on market $159,900 Active 4 DOM
16. 2026-05-31
    days on market $159,900 Active 3 DOM
17. 2026-05-28
    listed $159,900 Active
18. 2003-04-21
    soldstatus $69,900
19. 2003-04-17
    soldstatus $69,900 179-char remark

    Show marketing remark (179 chars)

    C21-Looking for that large level back yard ? This is it? Well maintained 2 story vinyl sided home with NU-R windows, decking, Deta ched garage & more! access also from behin

20. 2002-12-23
    listed $69,921 179-char remark

    Show marketing remark (179 chars)

    C21-Looking for that large level back yard ? This is it? Well maintained 2 story vinyl sided home with NU-R windows, decking, Deta ched garage & more! access also from behin

21. 1999-05-03
    soldstatus $45,000 85-char remark

    Show marketing remark (85 chars)

    C-21GREAT STARTER CALL TODAY TO SEE THIS 2STY. VINYL SIDED HOME WITH 2-3 POSS. BED. ,

22. 1999-03-20
    listed $47,521 85-char remark

    Show marketing remark (85 chars)

    C-21GREAT STARTER CALL TODAY TO SEE THIS 2STY. VINYL SIDED HOME WITH 2-3 POSS. BED. ,

23. 1996-07-12
    soldstatus $29,000
24. 1995-10-19
    listed $29,900

ⓘ 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: $1,783 · $149/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$293/yr (+$24/mo · 16.4%)

ⓘ 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 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: $16,568
• − Mortgage interest: −$8,397
• − Property taxes: −$1,783
• − Insurance: −$750
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,361
• Taxable loss: −$1,373
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,452/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 — Wickerham Manor-Fisher

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

Census & demographics

• Census place: Wickerham Manor-Fisher, PA
• 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

+434.8% since first listed

8 events — show timeline

• 2026-05-28 Listed $159,900 West Penn MLS
• 2003-04-21 Sold (Public Records) $69,900 Public Records
• 2003-04-17 Sold (MLS) $69,900 West Penn MLS
• 2002-12-23 Listed $69,921 West Penn MLS
• 1999-05-03 Sold (MLS) $45,000 West Penn MLS
• 1999-03-20 Listed $47,521 West Penn MLS
• 1996-07-12 Sold (MLS) $29,000 West Penn MLS
• 1995-10-19 Listed $29,900 West Penn MLS

Property tax history

+5.5%/yr

Latest (2026): $1,783 · +4.5% YoY. Source: county tax records.