1049 Adams St · New Castle, PA 16101

$89,900

3 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 337 Days on market

Built 1956 5,619 sqft lot $84/sqft · at area comps Est $90k · at est.

---

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 +7.4/15.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully remodeled home featuring inviting front and rear porches, a level yard, and convenient off-street parking. Inside enjoy brand new energy efficient windows that fill the home with natural light. The main level offers a spacious living room, a formal dining room, and a charming functional kitchen. Upstairs, you'll find two generously sized bedrooms plus a third smaller room- great for a home office, playroom, or nursery. With thoughtful updates throughout and a warm, welcoming atmosphere, this move in ready home is an excellent opportunity you won't want to miss. Income producing/great for investors.

Key facts

• Level yard
• Off-street parking
• Remodeled home

Tags

• REMODELED HOME
• FRONT AND REAR PORCHES
• LEVEL YARD
• OFF-STREET PARKING
• ENERGY EFFICIENT WINDOWS
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 8.7% in New Castle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#137 in PA, #1,120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• New Castle Area SD (town): math 9% / reading 19% proficiency, ranked #519 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+20.1%/yr); 118 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); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $18k; list at $90k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.58% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.46%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $89,729
• List price: $89,900
• Delta: 0.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 Beckford St	0.12mi	3/1.0	1,104 (+3%)	3mo	$25,000	$23	87
939 Warren Ave	0.27mi	3/1.0	1,123 (+5%)	1mo	$135,000	$120	79
1042 Maryland Ave	0.11mi	3/1.0	1,204 (+12%)	2mo	$54,000	$45	73
827 Morton St	0.55mi	3/1.0	1,123 (+5%)	0mo	$40,000	$36	66
746 Castle St	0.70mi	3/1.0	1,066 (-0%)	2mo	$169,900	$159	65
1211 Gale St	0.22mi	2/1.0 (-1)	944 (-12%)	0mo	$150,000	$159	65
1613 E Washington St	0.42mi	3/1.0	1,152 (+8%)	10mo	$90,000	$78	60
1815 E Washington St	0.56mi	2/1.0 (-1)	1,134 (+6%)	6mo	$69,000	$61	54
1218 Finch St	0.57mi	2/2.0 (-1)	1,128 (+5%)	9mo	$128,000	$113	48
1602 National St	0.59mi	3/1.0	962 (-10%)	9mo	$48,000	$50	48
819 Addis St	0.46mi	2/1.0 (-1)	930 (-13%)	7mo	$62,000	$67	46
705 E Lutton St	0.72mi	4/1.5 (+1)	1,218 (+14%)	2mo	$48,500	$40	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 1.97×
• Total profit: $24,322
• Equity at exit: $13,404

10-year hold

• IRR: 33.3%
• Equity multiple: 4.81×
• Total profit: $95,859
• Equity at exit: $7,773

Cash invested: $25,172 (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 16101

• Home prices YoY: -26.3%
• Rents YoY: 20.1%
• Active inventory: 118
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$471
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $492

Break-even live

Break-even rent $799

Max offer price $89,900

Occupancy floor 60%

Sensitivity live

Price	-10% $543	-5% $518	+0% $492	+5% $467	+10% $441
Rent	-10% $380	-5% $436	+0% $492	+5% $548	+10% $605
Rate	-1.0pp $537	-0.5pp $515	base $492	+0.5pp $469	+1.0pp $445

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1056 Adams St New Castle, PA	3.0	1.0	1116	$1,500	$1.34	44d	1	0.05mi
932 Morton St New Castle, PA	3.0	1.0	1440	$1,375	$0.95	44d	1	0.38mi
1112 Williams St New Castle, PA	2.0	1.0	1026	$1,400	$1.36	44d	1	0.64mi
712 E Reynolds St New Castle, PA	3.0	1.0	1182	$975	$0.82	44d	1	0.69mi
503 Galbreath St New Castle, PA	2.0	1.0	1228	$1,295	$1.05	44d	1	1.05mi
1605 S Jefferson St New Castle, PA	3.0	1.0	1500	$1,500	$1.00	44d	1	1.41mi

Listing history 12 events

1. 2026-05-31
   days on market $89,900 Active 337 DOM
2. 2026-05-30
   days on market $89,900 Active 336 DOM
3. 2025-11-17
   status Active 627-char remark

   Show marketing remark (627 chars)

   Welcome to this fully remodeled home featuring inviting front and rear porches, a level yard, and convenient off-street parking. Inside enjoy brand new energy efficient windows that fill the home with natural light. The main level offers a spacious living room, a formal dining room, and a charming functional kitchen. Upstairs, you'll find two generously sized bedrooms plus a third smaller room- great for a home office, playroom, or nursery. With thoughtful updates throughout and a warm, welcoming atmosphere, this move in ready home is an excellent opportunity you won't want to miss. Income producing/great for investors.

4. 2025-10-20
   status Pending 627-char remark

   Show marketing remark (627 chars)

   Welcome to this fully remodeled home featuring inviting front and rear porches, a level yard, and convenient off-street parking. Inside enjoy brand new energy efficient windows that fill the home with natural light. The main level offers a spacious living room, a formal dining room, and a charming functional kitchen. Upstairs, you'll find two generously sized bedrooms plus a third smaller room- great for a home office, playroom, or nursery. With thoughtful updates throughout and a warm, welcoming atmosphere, this move in ready home is an excellent opportunity you won't want to miss. Income producing/great for investors.

5. 2025-06-02
   price $89,900 627-char remark

   Show marketing remark (627 chars)

   Welcome to this fully remodeled home featuring inviting front and rear porches, a level yard, and convenient off-street parking. Inside enjoy brand new energy efficient windows that fill the home with natural light. The main level offers a spacious living room, a formal dining room, and a charming functional kitchen. Upstairs, you'll find two generously sized bedrooms plus a third smaller room- great for a home office, playroom, or nursery. With thoughtful updates throughout and a warm, welcoming atmosphere, this move in ready home is an excellent opportunity you won't want to miss. Income producing/great for investors.

6. 2025-05-31
   listed $80,000 Active 627-char remark

   Show marketing remark (627 chars)

   Welcome to this fully remodeled home featuring inviting front and rear porches, a level yard, and convenient off-street parking. Inside enjoy brand new energy efficient windows that fill the home with natural light. The main level offers a spacious living room, a formal dining room, and a charming functional kitchen. Upstairs, you'll find two generously sized bedrooms plus a third smaller room- great for a home office, playroom, or nursery. With thoughtful updates throughout and a warm, welcoming atmosphere, this move in ready home is an excellent opportunity you won't want to miss. Income producing/great for investors.

7. 2024-10-24
   price $92,900 772-char remark

   Show marketing remark (772 chars)

   Welcome to this newly remodeled home, featuring inviting front and rear porches, a level yard, and convenient off-street parking. The entire house boasts brand-new windows, ensuring energy efficiency and abundant natural light throughout. Inside, the spacious living room provides a perfect setting for relaxation, while the formal dining room is ideal for hosting gatherings. The cozy kitchen is both functional and charming. Upstairs, you'll find two generously sized bedrooms along with a third smaller bedroom, perfect for use as a playroom or home office. This home effortlessly combines modern updates with a warm and welcoming atmosphere, making it an excellent choice for your next residence. Don't miss out on the opportunity to own this beautifully updated home!

8. 2024-09-06
   price $94,900 772-char remark

   Show marketing remark (772 chars)

   Welcome to this newly remodeled home, featuring inviting front and rear porches, a level yard, and convenient off-street parking. The entire house boasts brand-new windows, ensuring energy efficiency and abundant natural light throughout. Inside, the spacious living room provides a perfect setting for relaxation, while the formal dining room is ideal for hosting gatherings. The cozy kitchen is both functional and charming. Upstairs, you'll find two generously sized bedrooms along with a third smaller bedroom, perfect for use as a playroom or home office. This home effortlessly combines modern updates with a warm and welcoming atmosphere, making it an excellent choice for your next residence. Don't miss out on the opportunity to own this beautifully updated home!

9. 2024-08-01
   price $99,900 772-char remark

   Show marketing remark (772 chars)

   Welcome to this newly remodeled home, featuring inviting front and rear porches, a level yard, and convenient off-street parking. The entire house boasts brand-new windows, ensuring energy efficiency and abundant natural light throughout. Inside, the spacious living room provides a perfect setting for relaxation, while the formal dining room is ideal for hosting gatherings. The cozy kitchen is both functional and charming. Upstairs, you'll find two generously sized bedrooms along with a third smaller bedroom, perfect for use as a playroom or home office. This home effortlessly combines modern updates with a warm and welcoming atmosphere, making it an excellent choice for your next residence. Don't miss out on the opportunity to own this beautifully updated home!

10. 2024-06-11
    price $107,000 772-char remark

    Show marketing remark (772 chars)

    Welcome to this newly remodeled home, featuring inviting front and rear porches, a level yard, and convenient off-street parking. The entire house boasts brand-new windows, ensuring energy efficiency and abundant natural light throughout. Inside, the spacious living room provides a perfect setting for relaxation, while the formal dining room is ideal for hosting gatherings. The cozy kitchen is both functional and charming. Upstairs, you'll find two generously sized bedrooms along with a third smaller bedroom, perfect for use as a playroom or home office. This home effortlessly combines modern updates with a warm and welcoming atmosphere, making it an excellent choice for your next residence. Don't miss out on the opportunity to own this beautifully updated home!

11. 2024-05-22
    listed $110,000 Active 772-char remark

    Show marketing remark (772 chars)

    Welcome to this newly remodeled home, featuring inviting front and rear porches, a level yard, and convenient off-street parking. The entire house boasts brand-new windows, ensuring energy efficiency and abundant natural light throughout. Inside, the spacious living room provides a perfect setting for relaxation, while the formal dining room is ideal for hosting gatherings. The cozy kitchen is both functional and charming. Upstairs, you'll find two generously sized bedrooms along with a third smaller bedroom, perfect for use as a playroom or home office. This home effortlessly combines modern updates with a warm and welcoming atmosphere, making it an excellent choice for your next residence. Don't miss out on the opportunity to own this beautifully updated home!

12. 1995-07-17
    soldstatus $18,000

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/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 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,063
• − Mortgage interest: −$5,036
• − Property taxes: −$1,467
• − Insurance: −$450
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,615
• Taxable income: $4,766
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,763/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: New Castle Area SD
• NCES district ID: 4216620
• Math proficiency: 9% ▼ -13.00%
• Reading proficiency: 19% ▼ -23.00%
• Median HH income: $30,967
• Composite: 11.08/100
• National rank: #9736
• State rank: #519 of 539 in PA

Livability — New Castle

• Score: 82/100
• State rank: #137
• US rank: #1120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, PA
• County: Lawrence County · 30,767 people
• City population: 30,767
• Metro: New Castle, PA
• Population (ZIP): 30,767
• Household income: $51,128
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1047.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.77%
• Current HPI: 159.3091
• Rent YoY: ▲ 20.05%
• Metro: New Castle, PA
• 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

+399.4% since first listed

10 events — show timeline

• 2025-11-17 Relisted — West Penn MLS
• 2025-10-20 Pending — West Penn MLS
• 2025-06-02 Price Changed $89,900 West Penn MLS
• 2025-05-31 Listed $80,000 West Penn MLS
• 2024-10-24 Price Changed $92,900 West Penn MLS
• 2024-09-06 Price Changed $94,900 West Penn MLS
• 2024-08-01 Price Changed $99,900 West Penn MLS
• 2024-06-11 Price Changed $107,000 West Penn MLS
• 2024-05-22 Listed $110,000 West Penn MLS
• 1995-07-17 Sold (Public Records) $18,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,467 · -0.5% YoY. Source: county tax records.