18160 403 Hwy · Dixonville, PA 15734

$58,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 52 Days on market

Built 1910 8,359 sqft lot $45/sqft · 16% below area Est $69k · 16% under ↓ 18% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the Purchase Line School District! This 3-bedroom, 1.5-bath home with Attached 1-Car Garage offers room to spread out. Located near the Route 286 and 119 corridors, which makes commuting easy. Inside, you’ll find a decent sized kitchen perfect for Family Gatherings. Step outside to a fenced-in yard —ideal for summer enjoyment—and a back deck overlooking the property, perfect for relaxing.

Key facts

• 8,359 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $82 ($981/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Purchase Line SD (rural): math 24% / reading 45% proficiency, ranked #424 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($401 loan paydown + $2k appreciation (3.0% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.05% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.06%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $69,018
• List price: $58,000
• Delta: -15.96%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Allison Rd	0.21mi	2/1.0 (-1)	1,338 (+5%)	6mo	$37,000	$28	72
111 Dixonville Rd	0.23mi	3/1.0	1,120 (-12%)	3mo	$58,000	$52	66
1909 Barr Slope Rd	0.69mi	3/2.0	1,328 (+4%)	8mo	$78,500	$59	51
1938 Barr Slope Rd	0.69mi	3/1.5	1,358 (+6%)	21mo	$79,790	$59	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: 13.4%
• Equity multiple: 1.77×
• Total profit: $12,492
• Equity at exit: $26,079

10-year hold

• IRR: 15.6%
• Equity multiple: 3.31×
• Total profit: $37,593
• Equity at exit: $40,191

Cash invested: $16,240 (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 15734

• Active inventory: 2
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$24
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $82

Break-even live

Break-even rent $1,086

Max offer price $58,000

Occupancy floor 88%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   status $58,000 Pending 52 DOM
2. 2026-06-08
   days on market $58,000 Active 52 DOM
3. 2026-06-08
   days on market $58,000 Active 51 DOM
4. 2026-06-05
   days on market $58,000 Active 49 DOM
5. 2026-06-04
   days on market $58,000 Active 47 DOM
6. 2026-06-02
   days on market $58,000 Active 46 DOM
7. 2026-06-01
   days on market $58,000 Active 45 DOM
8. 2026-05-31
   days on market $58,000 Active 44 DOM
9. 2026-04-17
   listed $58,000 Active 421-char remark

   Show marketing remark (421 chars)

   Located in the Purchase Line School District! This 3-bedroom, 1.5-bath home with Attached 1-Car Garage offers room to spread out. Located near the Route 286 and 119 corridors, which makes commuting easy. Inside, you’ll find a decent sized kitchen perfect for Family Gatherings. Step outside to a fenced-in yard —ideal for summer enjoyment—and a back deck overlooking the property, perfect for relaxing.

10. 2021-11-17
    soldstatus $71,000
11. 2021-11-05
    soldstatus $71,000 Closed 259-char remark

    Show marketing remark (259 chars)

    Large home in the Purchase Line School District. 3 BR 1.5 Bath. , Handy to the Route 286 and 119 corridors. Spacious kitchen, fenced in yard, and an above ground pool. Has an attached garage as well as off street parking. Large back deck overlooking the yard.

12. 2021-08-11
    status Pending 259-char remark

    Show marketing remark (259 chars)

    Large home in the Purchase Line School District. 3 BR 1.5 Bath. , Handy to the Route 286 and 119 corridors. Spacious kitchen, fenced in yard, and an above ground pool. Has an attached garage as well as off street parking. Large back deck overlooking the yard.

13. 2021-07-08
    listed $71,000 Active 259-char remark

    Show marketing remark (259 chars)

    Large home in the Purchase Line School District. 3 BR 1.5 Bath. , Handy to the Route 286 and 119 corridors. Spacious kitchen, fenced in yard, and an above ground pool. Has an attached garage as well as off street parking. Large back deck overlooking the yard.

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$43/yr (+$4/mo · 5.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,273
• − Mortgage interest: −$3,249
• − Property taxes: −$830
• − Insurance: −$5,815
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$1,687
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $883/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: Purchase Line SD
• NCES district ID: 4219830
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 45% ▼ -15.00%
• Median HH income: $39,443
• Composite: 28.84/100
• National rank: #6651
• State rank: #424 of 539 in PA

Livability — Dixonville

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

Census & demographics

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

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 15%
• Common ancestry: Romanian 12%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

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

-18.3% since first listed

5 events — show timeline

• 2026-04-17 Listed $58,000 West Penn MLS
• 2021-11-17 Sold (Public Records) $71,000 Public Records
• 2021-11-05 Sold (MLS) $71,000 West Penn MLS
• 2021-08-11 Pending — West Penn MLS
• 2021-07-08 Listed $71,000 West Penn MLS

Property tax history

+4.4%/yr

Latest (2026): $830 · +1.5% YoY. Source: county tax records.