31 Pennsylvania Ave · California, PA 15419

$85,900

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 44 Days on market

Built 1910 0.50 ac lot $91/sqft · 30% below area Est $137k · 37% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• Appreciation +4.7/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

Key facts

• 0.5 acre lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached garage; Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Approximately 0.5-acre lot with ~85x250 dimensions

Interior

• Kitchen: Kitchen on main level (approx. 10x10); Stove; Refrigerator
• Bedrooms: Two upper-level bedrooms (approx. 12x12 and 12x15)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Walk-out basement
• Laundry & utility: Laundry in basement; Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.

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.
• California Area SD (rural): math 31% / reading 58% proficiency, ranked #295 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $116 of equity ($594 loan paydown + $-478 appreciation (-0.6% 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 (-0.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $73k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,323 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 1.13% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (median comp): $136,995
• List price: $85,900
• Delta: -37.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 6th St	0.16mi	3/1.5 (+1)	936 (-1%)	9mo	$110,000	$118	77
275 Hillcrest Dr	0.12mi	3/2.0 (+1)	988 (+5%)	13mo	$168,400	$170	67
244 Seventh St	0.15mi	2/1.5	1,080 (+14%)	22mo	$122,000	$113	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.11×
• Total profit: $2,694
• Equity at exit: $22,580

10-year hold

• IRR: 8.5%
• Equity multiple: 1.87×
• Total profit: $20,867
• Equity at exit: $25,322

Cash invested: $24,052 (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 15419

• Home prices YoY: -0.3%
• Active inventory: 18
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $968 high
• Mortgage (P&I): −$450
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $116

Break-even live

Break-even rent $821

Max offer price $85,900

Occupancy floor 83%

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Second St Unit 6 California, PA	3.0	2.0	1004	$1,250	$1.25	23d	1	0.38mi
300 Strawberry Way California, PA	2.0	1.0	900	$775	$0.86	43d	1	0.39mi
131 Spring Way Unit 1 California, PA	2.0	2.0	785	$950	$1.21	43d	1	0.41mi
456 Second St Unit 10 California, PA	2.0	1.0	615	$900	$1.46	43d	1	0.50mi
639 Russian St Unit 8 California, PA	1.0	1.0	525	$825	$1.57	23d	1	0.51mi
456 Second St Unit 3 California, PA	2.0	1.0	615	$1,000	$1.63	43d	1	0.52mi

Listing history 22 events

1. 2026-06-18
   days on market $85,900 Active 44 DOM
2. 2026-06-17
   days on market $85,900 Active 43 DOM
3. 2026-06-16
   days on market $85,900 Active 42 DOM
4. 2026-06-15
   days on market $85,900 Active 41 DOM
5. 2026-06-13
   days on market $85,900 Active 39 DOM
6. 2026-06-12
   days on market $85,900 Active 38 DOM
7. 2026-06-09
   days on market $85,900 Active 35 DOM
8. 2026-06-08
   days on market $85,900 Active 34 DOM
9. 2026-06-08
   days on market $85,900 Active 33 DOM
10. 2026-06-04
    days on market $85,900 Active 29 DOM
11. 2026-06-02
    days on market $85,900 Active 28 DOM
12. 2026-06-01
    days on market $85,900 Active 27 DOM
13. 2026-05-31
    days on market $85,900 Active 26 DOM
14. 2026-05-04
    listed $85,900 Active 313-char remark
15. 2022-08-26
    status Pending 114-char remark

    Show marketing remark (114 chars)

    Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

16. 2022-08-26
    soldstatus $73,000 Closed 114-char remark

    Show marketing remark (114 chars)

    Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

17. 2022-08-26
    soldstatus $65,000

    Show marketing remark (114 chars)

    Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

18. 2022-04-30
    historical Contingent 114-char remark

    Show marketing remark (114 chars)

    Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

19. 2022-04-01
    status Active 114-char remark

    Show marketing remark (114 chars)

    Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

20. 2022-04-01
    price $70,000 114-char remark

    Show marketing remark (114 chars)

    Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

21. 2022-03-15
    historical 114-char remark

    Show marketing remark (114 chars)

    Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

22. 2022-03-06
    listed $74,900 Active 114-char remark

    Show marketing remark (114 chars)

    Great house on large lot and detached 2 car detached garage. Two bedrooms, upstairs. Covered front and side porch.

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/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 4/10 Moderate 7 d/yr ≥98°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: $11,617
• − Mortgage interest: −$4,812
• − Property taxes: −$1,952
• − Insurance: −$430
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$2,499
• Taxable income: $66
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $1,374/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: California Area SD
• NCES district ID: 4204710
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $40,621
• Composite: 37.22/100
• National rank: #4466
• State rank: #295 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

• Census place: California, PA
• City population: 5,469
• Population (ZIP): 3,527

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 (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 10% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -0.56%
• Current HPI: 160.7366
• 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

+14.7% since first listed

9 events — show timeline

• 2026-05-04 Listed $85,900 West Penn MLS
• 2022-08-26 Pending — West Penn MLS
• 2022-08-26 Sold (Public Records) $65,000 Public Records
• 2022-08-26 Sold (MLS) $73,000 West Penn MLS
• 2022-04-30 Contingent — West Penn MLS
• 2022-04-01 Relisted — West Penn MLS
• 2022-04-01 Price Changed $70,000 West Penn MLS
• 2022-03-15 Delisted — West Penn MLS
• 2022-03-06 Listed $74,900 West Penn MLS

Property tax history

+6.3%/yr

Latest (2026): $1,952 · +0.0% YoY. Source: county tax records.