424 Main St · New Eagle, PA 15067

$55,000

4 bd · 1.5 ba · 2,048 sqft · SingleFamily public records · 39 Days on market

Built 1900 7,000 sqft lot $27/sqft · 71% below area

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE4the$$!1stFlrMstR. Bath & Laundry!Kitn w/ Nwr Flrs & BEAUTY WdCabntsKit & WdFlrs=DnRm & Hall!4thBRCptv, 3rdBRKitn. MOVE-IN COND!HOME WARRANTY www. visualtour.com/shownp. asp?T=733372

Key facts

• 7,000 sq ft lot
• Built 1900
• Listed 39 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale
• Exterior features: Public transportation access

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#630 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: health & safety D, schools F, amenities F.
• 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.
• Market conditions: 8 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $17k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.99% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.72%
• DSCR: 2.41
• GRM: 4.2

CMA / ARV

• ARV (median comp): $188,951
• List price: $55,000
• Delta: -70.89%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 1.88×
• Total profit: $13,571
• Equity at exit: $8,201

10-year hold

• IRR: 29.7%
• Equity multiple: 3.66×
• Total profit: $41,040
• Equity at exit: $4,755

Cash invested: $15,400 (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 15067

• Home prices YoY: -9.5%
• Active inventory: 8
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $351

Break-even live

Break-even rent $649

Max offer price $55,000

Occupancy floor 63%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $55,000 Active 39 DOM
2. 2026-06-17
   days on market $55,000 Active 38 DOM
3. 2026-06-16
   days on market $55,000 Active 37 DOM
4. 2026-06-15
   pricedays on market $55,000 Active 36 DOM
5. 2026-06-13
   days on market $71,900 Active 34 DOM
6. 2026-06-13
   days on market $71,900 Active 33 DOM
7. 2026-06-09
   days on market $71,900 Active 30 DOM
8. 2026-06-08
   days on market $71,900 Active 29 DOM
9. 2026-06-07
   days on market $71,900 Active 28 DOM
10. 2026-06-05
    days on market $71,900 Active 25 DOM
11. 2026-06-03
    days on market $71,900 Active 24 DOM
12. 2026-06-02
    days on market $71,900 Active 23 DOM
13. 2026-06-01
    days on market $71,900 Active 22 DOM
14. 2026-05-31
    days on market $71,900 Active 21 DOM
15. 2026-05-10
    listed $71,900 Active 61-char remark
16. 2007-03-22
    soldstatus $45,500
17. 2007-03-20
    soldstatus $45,500 202-char remark

    Show marketing remark (202 chars)

    HUGE4the$$!1stFlrMstR. Bath & Laundry!Kitn w/ Nwr Flrs & BEAUTY WdCabntsKit & WdFlrs=DnRm & Hall!4thBRCptv, 3rdBRKitn. MOVE-IN COND!HOME WARRANTY www. visualtour.com/shownp. asp?T=733372

18. 2006-08-30
    listed $47,500 202-char remark

    Show marketing remark (202 chars)

    HUGE4the$$!1stFlrMstR. Bath & Laundry!Kitn w/ Nwr Flrs & BEAUTY WdCabntsKit & WdFlrs=DnRm & Hall!4thBRCptv, 3rdBRKitn. MOVE-IN COND!HOME WARRANTY www. visualtour.com/shownp. asp?T=733372

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $1,750 · $146/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,127
• − Mortgage interest: −$3,081
• − Property taxes: −$1,750
• − Insurance: −$942
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,600
• Taxable income: $3,654
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $3,341/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 — New Eagle

• Score: 72/100
• State rank: #630
• US rank: #6069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Eagle, PA
• City population: 2,207
• Population (ZIP): 2,207

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% Black 1%
• Common ancestry: Romanian 8% American 2% Serbian 2%
• Foreign-born: 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: ▼ -18.74%
• Current HPI: 178.1645
• 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

+15.8% since first listed

5 events — show timeline

• 2026-06-14 Price Changed $55,000 West Penn MLS
• 2026-05-10 Listed $71,900 West Penn MLS
• 2007-03-22 Sold (Public Records) $45,500 Public Records
• 2007-03-20 Sold (MLS) $45,500 West Penn MLS
• 2006-08-30 Listed $47,500 West Penn MLS

Property tax history

+1.7%/yr

Latest (2026): $1,750 · +9.2% YoY. Source: county tax records.