440 2nd St · California, PA 15419

$115,000

3 bd · 1.5 ba · 1,453 sqft · SingleFamily public records · 2 Days on market

Built 1900 2,848 sqft lot Est $144k · 20% under

---

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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• 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

Three one bed room apts. Off street parking Have always been rented currently two are rented. Walk to Cal U. two blocks.

Key facts

• Off street parking
• 2,848 sq ft lot
• 3 parking spots

Tags

• TURNKEY INVESTMENT TRIPLEX
• LONG TERM RENTAL HISTORY
• OFF STREET PARKING
• HIGH DEMAND RENTAL MARKET

Property features AI

Finance

• Other: Assessed value and tax information available but excluded from this summary
• Financial info: Gross annual income reported: $19,080; Individual unit actual rent reported: $530 per unit
• HOA & community: Public transportation access

Exterior

• Parking: Off-street parking (3 total spaces)
• Security: No security features provided
• Utilities: Electricity available; Public sewer available; Public water available
• Home design: Multi-unit property with 3 units
• Construction: Brick and frame construction; Asphalt roof
• Exterior features: Off-street parking for 3 vehicles; Zoned C2 (commercial/residential)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three separate 1-bedroom units (each unit has 1 bedroom)
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 full bathroom (three full bathrooms total)
• Heating & cooling: No heating or cooling details provided
• Interior features: Basement present
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $155 of equity ($795 loan paydown + $-640 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y 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 $87k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $143,847
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Wood St	0.14mi	3/1.0	1,557 (+7%)	4mo	$52,000	$33	76
227 1st St	0.16mi	3/2.0	1,416 (-2%)	14mo	$104,000	$73	75
627 Ash St	0.38mi	3/1.0	1,408 (-3%)	8mo	$140,000	$99	68
801 Spear St	0.47mi	3/1.5	1,344 (-8%)	2mo	$135,000	$100	64
719 Park St	0.42mi	3/1.5	1,372 (-6%)	15mo	$138,000	$101	59
467 Newell Rd	0.38mi	3/1.0	1,344 (-8%)	20mo	$62,000	$46	51
416 Ash St	0.31mi	3/2.0	1,250 (-14%)	14mo	$158,000	$126	48
947 Park St	0.58mi	3/1.5	1,386 (-5%)	21mo	$175,000	$126	48
761 Dawson St	0.66mi	2/1.5 (-1)	1,328 (-9%)	12mo	$100,000	$75	40

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: 2.7%
• Equity multiple: 1.12×
• Total profit: $3,974
• Equity at exit: $30,229

10-year hold

• IRR: 8.7%
• Equity multiple: 1.89×
• Total profit: $28,688
• Equity at exit: $33,900

Cash invested: $32,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$603
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $161

Break-even live

Break-even rent $1,070

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $226	-5% $194	+0% $161	+5% $129	+10% $96
Rent	-10% $60	-5% $111	+0% $161	+5% $211	+10% $262
Rate	-1.0pp $219	-0.5pp $190	base $161	+0.5pp $131	+1.0pp $101

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
456 Second St Unit 1 California, PA	4.0	2.0	1451	$1,500	$1.03	44d	1	0.04mi
300 Strawberry Way California, PA	2.0	1.0	900	$775	$0.86	44d	1	0.12mi
214 3rd St California, PA	4.0	2.0	1650	$1,650	$1.00	22d	1	0.19mi
115 1st St Unit 1 California, PA	3.0	1.0	1200	$950	$0.79	44d	1	0.23mi
72 Second St Unit 6 California, PA	3.0	2.0	1004	$1,250	$1.25	24d	1	0.27mi
319 5th St California, PA	4.0	2.0	1369	$1,395	$1.02	24d	1	0.27mi
54 Temperance Way Unit 7 California, PA	3.0	2.0	1300	$1,095	$0.84	15d	1	0.29mi

Listing history 3 events

1. 2026-06-21
   days on market $115,000 Active 2 DOM
2. 2026-06-18
   remarks 431-char remark
3. 2026-06-18
   listed $115,000 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: $2,330 · $194/mo
• Projected year-2 tax: $2,330 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,285
• − Mortgage interest: −$6,442
• − Property taxes: −$2,330
• − Insurance: −$575
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$3,345
• Taxable income: $147
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $1,898/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

+125.5% since first listed

14 events — show timeline

• 2026-06-18 Listed $115,000 West Penn MLS
• 2020-09-17 Listed $89,900 West Penn MLS
• 2020-09-16 Coming Soon $89,900 West Penn MLS
• 2009-10-27 Sold (Public Records) $87,000 Public Records
• 2009-07-31 Sold (MLS) $87,000 West Penn MLS
• 2009-07-31 Price Changed $92,500 West Penn MLS
• 2009-04-09 Listed $87,000 West Penn MLS
• 2006-12-18 Sold (Public Records) $72,000 Public Records
• 2006-12-15 Sold (MLS) $72,000 West Penn MLS
• 2006-10-02 Listed $79,900 West Penn MLS
• 2006-09-20 Sold (MLS) $74,500 West Penn MLS
• 2006-05-04 Listed $79,000 West Penn MLS
• 2002-11-14 Sold (MLS) $51,000 West Penn MLS
• 2002-06-28 Listed $51,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $2,330 · +0.0% YoY. Source: county tax records.