397 Purchase Line Rd · Green, PA 15734

$52,000

2 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 267 Days on market

Built 1900 0.38 ac lot $43/sqft · 9% above area Est $48k · 9% over ↓ 18% since listing

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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
• Appreciation +5.0/10.0
• ARV discount +3.6/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in Dixonville, you will find this two story home. The home features a living room, eat in kitchen, 3/4 bath on the first floor. Also, off the first floor, you can access a nice size deck. One the 2nd floor is three bedrooms and a full bath. In the basement, you will find a finished space for additional living, along with a utility room and 1/2 bath. Outside you will find a large two car garage with plenty of space to work and house all your extra toys and equipment. There is also a fenced in space accessed off the basement for your furry family menbers. As an added bonus, this home has plenty of storage space and a metal roof.

Key facts

• Finished space
• Utility room
• Large two car garage

Tags

• EAT IN KITCHEN
• NICE SIZE DECK
• FINISHED SPACE
• UTILITY ROOM
• FENCED IN SPACE
• LARGE TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Purchase Line SD (rural): math 24% / reading 45% proficiency, ranked #424 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($360 loan paydown + $2k appreciation (3.0% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.41%
• DSCR: 2.71
• GRM: 4.2

CMA / ARV

• ARV (median comp): $47,841
• List price: $52,000
• Delta: 8.69%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Dixonville Rd	0.12mi	3/1.0 (+1)	1,120 (-7%)	3mo	$58,000	$52	75
307 Allison Rd	0.36mi	2/1.0	1,338 (+11%)	6mo	$37,000	$28	60

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: 39.6%
• Equity multiple: 3.23×
• Total profit: $32,456
• Equity at exit: $23,381

10-year hold

• IRR: 39.6%
• Equity multiple: 6.42×
• Total profit: $78,970
• Equity at exit: $36,034

Cash invested: $14,560 (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 15734

• Active inventory: 2
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$22
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $411

Break-even live

Break-even rent $518

Max offer price $52,000

Occupancy floor 55%

Sensitivity live

Price	-10% $440	-5% $425	+0% $411	+5% $396	+10% $381
Rent	-10% $329	-5% $370	+0% $411	+5% $452	+10% $492
Rate	-1.0pp $437	-0.5pp $424	base $411	+0.5pp $397	+1.0pp $383

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $52,000 Active 267 DOM
2. 2026-06-18
   days on market $52,000 Active 265 DOM
3. 2026-06-17
   days on market $52,000 Active 264 DOM
4. 2026-06-16
   days on market $52,000 Active 263 DOM
5. 2026-06-15
   days on market $52,000 Active 262 DOM
6. 2026-06-13
   days on market $52,000 Active 260 DOM
7. 2026-06-12
   days on market $52,000 Active 259 DOM
8. 2026-06-09
   pricedays on market $52,000 Active 256 DOM
9. 2026-06-08
   days on market $57,000 Active 255 DOM
10. 2026-06-08
    days on market $57,000 Active 254 DOM
11. 2026-06-05
    days on market $57,000 Active 252 DOM
12. 2026-06-04
    days on market $57,000 Active 250 DOM
13. 2026-06-02
    days on market $57,000 Active 249 DOM
14. 2026-06-01
    days on market $57,000 Active 248 DOM
15. 2026-05-31
    days on market $57,000 Active 247 DOM
16. 2025-09-26
    listed $57,000 Active 642-char remark

    Show marketing remark (642 chars)

    Located in Dixonville, you will find this two story home. The home features a living room, eat in kitchen, 3/4 bath on the first floor. Also, off the first floor, you can access a nice size deck. One the 2nd floor is three bedrooms and a full bath. In the basement, you will find a finished space for additional living, along with a utility room and 1/2 bath. Outside you will find a large two car garage with plenty of space to work and house all your extra toys and equipment. There is also a fenced in space accessed off the basement for your furry family menbers. As an added bonus, this home has plenty of storage space and a metal roof.

17. 2025-09-25
    historical Expired 625-char remark

    Show marketing remark (625 chars)

    Located in Dixonville, you will find this two story home. The home features a living room, eat in kitchen, 3/4 bath on the first floor. Also, off the first floor, you can access a nice size deck. One the 2nd floor is three bedrooms and a full bath. In the basement, you will find a finished space for additional living, along with a utility room and 1/2 bath. Outside you will find a large two car garage with plenty of space to work and house all your extra toys and equipment. There is also a fenced in space accessed off the basement for your furry family menbers. As an added bonus, this home has plenty of storage space.

18. 2025-08-19
    price $57,000 625-char remark

    Show marketing remark (625 chars)

    Located in Dixonville, you will find this two story home. The home features a living room, eat in kitchen, 3/4 bath on the first floor. Also, off the first floor, you can access a nice size deck. One the 2nd floor is three bedrooms and a full bath. In the basement, you will find a finished space for additional living, along with a utility room and 1/2 bath. Outside you will find a large two car garage with plenty of space to work and house all your extra toys and equipment. There is also a fenced in space accessed off the basement for your furry family menbers. As an added bonus, this home has plenty of storage space.

19. 2025-06-05
    price $64,500 625-char remark

    Show marketing remark (625 chars)

    Located in Dixonville, you will find this two story home. The home features a living room, eat in kitchen, 3/4 bath on the first floor. Also, off the first floor, you can access a nice size deck. One the 2nd floor is three bedrooms and a full bath. In the basement, you will find a finished space for additional living, along with a utility room and 1/2 bath. Outside you will find a large two car garage with plenty of space to work and house all your extra toys and equipment. There is also a fenced in space accessed off the basement for your furry family menbers. As an added bonus, this home has plenty of storage space.

20. 2024-09-26
    listed $69,500 Active 625-char remark

    Show marketing remark (625 chars)

    Located in Dixonville, you will find this two story home. The home features a living room, eat in kitchen, 3/4 bath on the first floor. Also, off the first floor, you can access a nice size deck. One the 2nd floor is three bedrooms and a full bath. In the basement, you will find a finished space for additional living, along with a utility room and 1/2 bath. Outside you will find a large two car garage with plenty of space to work and house all your extra toys and equipment. There is also a fenced in space accessed off the basement for your furry family menbers. As an added bonus, this home has plenty of storage space.

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$54/yr (+$4/mo · 7.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,454
• − Mortgage interest: −$2,913
• − Property taxes: −$714
• − Insurance: −$926
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,513
• Taxable income: $4,396
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $3,871/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: Purchase Line SD
• NCES district ID: 4219830
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 45% ▼ -15.00%
• Median HH income: $39,443
• Composite: 28.84/100
• National rank: #6651
• State rank: #424 of 539 in PA

Livability — Green

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dixonville, PA
• Population (ZIP): 154

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 15%
• Common ancestry: Romanian 12%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-18.0% since first listed

5 events — show timeline

• 2025-09-26 Listed $57,000 West Penn MLS
• 2025-09-25 Delisted — West Penn MLS
• 2025-08-19 Price Changed $57,000 West Penn MLS
• 2025-06-05 Price Changed $64,500 West Penn MLS
• 2024-09-26 Listed $69,500 West Penn MLS

Property tax history

+4.6%/yr

Latest (2026): $714 · +1.5% YoY. Source: county tax records.