112 Fairview St · Elrama, PA 15038

$110,000

2 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 2 Days on market

Built 1919 7,501 sqft lot Est $139k · 21% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Appreciation +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Welcome home to this newly renovated, adorable ranch in a quiet neighborhood located in Elrama. You're greeted by your cozy living-room with a rustic/modern interior. Two bedrooms and one bathroom on the main floor, along with your homey kitchen that leads into the sunroom overlooking the spacious backyard and detached garage. The partially-finished basement comes equipped with a game room and laundry room, and plenty of room for storage. You don't have to wait for the perfect opportunity, it's right here!

Key facts

• Spacious backyard
• Sunroom
• Cozy living-room

Tags

• NEWLY RENOVATED
• COZY LIVING-ROOM
• HOMEY KITCHEN
• SUNROOM
• SPACIOUS BACKYARD
• PARTIALLY-FINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage; On-street parking; Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: One-story home; Resale property; Asphalt roof
• Construction: Shingle/asphalt roof
• Exterior features: 75 x 100 lot dimensions

Interior

• Kitchen: Cooktop; Stove; Microwave; Refrigerator
• Bedrooms: Main-level bedroom (10 x 12)
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Finished basement with interior entry; 7 total rooms
• Laundry & utility: Basement laundry (9 x 5) with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 61/100 on livability (#1,385 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment B+, housing B+; Watch: crime C-, health & safety D, 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.
• Zoned schools: Ringgold El Sch North (math 32% / reading 67%, grade D, #654 of 1,518 statewide, top 47%, 360 students, 100% FRL); Ringgold Ms (math 9% / reading 29%, grade F, #447 of 512 statewide, top 88%, 787 students, 100% FRL); Ringgold Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 852 students, 82% FRL) — zoned schools average 94% FRL vs 41% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1919 — 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 State St	0.42mi	3/1.0 (+1)	1,560 (+1%)	7mo	$140,000	$90	67
29 Davidson Ave	0.12mi	3/2.0 (+1)	1,376 (-11%)	23mo	$70,000	$51	49

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-9,456
• Equity at exit: $16,401

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,595
• Equity at exit: $9,511

Cash invested: $30,800 (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 15038

• Home prices YoY: -2.2%
• Active inventory: 3
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $131

Break-even live

Break-even rent $967

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $193	-5% $162	+0% $131	+5% $100	+10% $69
Rent	-10% $42	-5% $86	+0% $131	+5% $176	+10% $221
Rate	-1.0pp $186	-0.5pp $159	base $131	+0.5pp $103	+1.0pp $74

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   listed $110,000 Active

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $1,717 · $143/mo
• Expected delta: +$21/yr (+$2/mo · 1.3%)

ⓘ 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 ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,596
• − Mortgage interest: −$6,162
• − Property taxes: −$1,695
• − Insurance: −$550
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,200
• Taxable loss: −$187
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,618/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 — Elrama

• Score: 61/100
• State rank: #1385
• US rank: #17450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elrama, PA
• City population: 268
• Population (ZIP): 268

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 (100%)
• Race & ethnicity: White 100%

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: ▼ -3.83%
• Current HPI: 167.1822
• 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

2 events — show timeline

• 2026-05-22 Pending — West Penn MLS
• 2026-05-19 Listed $110,000 West Penn MLS

Property tax history

+3.4%/yr

Latest (2026): $1,695 · +3.9% YoY. Source: county tax records.