118 21st St · Derry, PA 15671

$80,000

3 bd · 1.0 ba · 1,709 sqft · Other · 16 Days on market

Built 1910 0.25 ac lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Family Home Over 1,600 Sq. Ft Living Area, Hard Cote Walls New Carpet & Paint Large Rooms , Enclosed Front Porch & Rear Patio

Key facts

• Off street parking
• Centrally located
• Colonial home

Tags

• COLONIAL HOME
• CENTRALLY LOCATED
• OFF STREET PARKING
• ENCLOSED FRONT PORCH
• COVERED REAR PORCH

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property; Vinyl siding
• Construction: Vinyl siding exterior; Built with standard foundation
• Exterior features: Public transportation access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (two upper-level bedrooms; third bedroom on upper level)
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Carpet flooring; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.5% in Derry — 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 67/100 on livability (#952 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Derry Area SD (rural): math 41% / reading 62% proficiency, ranked #169 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($553 loan paydown + $4k appreciation (5.2% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.32% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.71×
• Total profit: $38,209
• Equity at exit: $46,311

10-year hold

• IRR: 25.8%
• Equity multiple: 5.41×
• Total profit: $98,825
• Equity at exit: $80,746

Cash invested: $22,400 (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 15671

• Home prices YoY: 4.9%
• Active inventory: 2
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $296

Break-even live

Break-even rent $684

Max offer price $80,000

Occupancy floor 67%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1253 Saint RTE Derry, PA	3.0	2.0	1204	$1,058	$0.88	1d	1	1.35mi

Listing history 10 events

1. 2026-06-18
   days on market $80,000 Active 16 DOM
2. 2026-06-17
   days on market $80,000 Active 15 DOM
3. 2026-06-16
   days on market $80,000 Active 14 DOM
4. 2026-06-15
   days on market $80,000 Active 13 DOM
5. 2026-06-13
   days on market $80,000 Active 11 DOM
6. 2026-06-09
   days on market $80,000 Active 7 DOM
7. 2026-06-08
   days on market $80,000 Active 6 DOM
8. 2026-06-07
   days on market $80,000 Active 5 DOM
9. 2026-06-02
   remarks 251-char remark
10. 2026-06-02
    listed $80,000 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: $1,050 · $87/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: +$107/yr (+$9/mo · 10.2%)

ⓘ 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 ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,702
• − Mortgage interest: −$4,481
• − Property taxes: −$1,050
• − Insurance: −$400
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,327
• Taxable income: $2,411
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $2,972/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: Derry Area SD
• NCES district ID: 4207560
• Math proficiency: 41% ▼ -13.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $44,439
• Composite: 43.42/100
• National rank: #3012
• State rank: #169 of 539 in PA

Livability — Derry

• Score: 67/100
• State rank: #952
• US rank: #10435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 607

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Romanian 21% Subsaharan African 2% Lithuanian 1%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 111.5271
• 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

+60.0% since first listed

6 events — show timeline

• 2026-06-02 Listed $80,000 West Penn MLS
• 2015-03-03 Sold (Public Records) $76,900 Public Records
• 2004-10-22 Sold (Public Records) $70,000 Public Records
• 2004-09-30 Sold (MLS) $70,000 West Penn MLS
• 2004-07-02 Listed $67,900 West Penn MLS
• 2002-08-01 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,050 · +0.8% YoY. Source: county tax records.