404 Ridgelawn Ave · Neshannock, PA 16105

$129,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 103 Days on market

Built 1960 6,098 sqft lot $103/sqft · 29% below area Est $182k · 29% under ↓ 13% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neshannock Township – This three-bedroom, two-bath residence presents an excellent opportunity for renovation. Spacious yard surrounded by trees. Owned by one family, the well-constructed home features a spacious living room and a generously sized eat-in kitchen. Additional amenities include a two-car garage with attached carport, and dual driveways providing ample parking. The property offers added privacy with a buildable lot on the left, as well as two additional lots at the corner of Mercer Road/Highland Avenue, totaling nearly one acre. Property is ready to be shown, everything left at property negotiable.

Key facts

• Two additional lots
• Added privacy
• Ample parking

Tags

• SPACIOUS LIVING ROOM
• AMPLE PARKING
• ADDED PRIVACY
• BUILDABLE LOT
• TWO ADDITIONAL LOTS
• NEARLY ONE ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% 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.
• Neshannock Township SD (rural): math 38% / reading 68% proficiency, ranked #133 of 539 in PA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 107 active listings in the ZIP; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $182,433
• List price: $129,900
• Delta: -28.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2804 Mercer Rd	0.15mi	3/1.0	1,241 (-2%)	20mo	$139,500	$112	74
332 E Maitland Ln	0.24mi	3/3.0	1,312 (+4%)	4mo	$207,000	$158	71
430 Shady Ln	0.18mi	4/2.5 (+1)	1,300 (+3%)	11mo	$250,000	$192	66
334 Roberts Ln	0.34mi	3/1.5	1,440 (+14%)	6mo	$253,000	$176	53
2777 Old Plank Rd	0.36mi	3/1.0	1,379 (+9%)	18mo	$147,000	$107	52
407 E Fairfield Ave	0.61mi	3/1.5	1,447 (+15%)	3mo	$180,000	$124	42
218 E Englewood Ave	0.68mi	2/1.0 (-1)	1,380 (+10%)	21mo	$149,900	$109	29

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,344
• Equity at exit: $19,369

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $30,084
• Equity at exit: $11,231

Cash invested: $36,372 (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 16105

• Home prices YoY: -26.5%
• Active inventory: 107
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $351

Break-even live

Break-even rent $1,144

Max offer price $129,900

Occupancy floor 73%

Sensitivity live

Price	-10% $425	-5% $388	+0% $351	+5% $314	+10% $278
Rent	-10% $226	-5% $288	+0% $351	+5% $414	+10% $477
Rate	-1.0pp $417	-0.5pp $384	base $351	+0.5pp $318	+1.0pp $283

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $129,900 Active 103 DOM
2. 2026-06-19
   days on market $129,900 Active 101 DOM
3. 2026-06-18
   days on market $129,900 Active 100 DOM
4. 2026-06-17
   days on market $129,900 Active 99 DOM
5. 2026-06-16
   days on market $129,900 Active 98 DOM
6. 2026-06-15
   days on market $129,900 Active 97 DOM
7. 2026-06-14
   days on market $129,900 Active 95 DOM
8. 2026-06-12
   days on market $129,900 Active 94 DOM
9. 2026-06-09
   days on market $129,900 Active 91 DOM
10. 2026-06-08
    days on market $129,900 Active 90 DOM
11. 2026-06-07
    days on market $129,900 Active 89 DOM
12. 2026-06-05
    days on market $129,900 Active 86 DOM
13. 2026-06-03
    days on market $129,900 Active 85 DOM
14. 2026-06-02
    days on market $129,900 Active 84 DOM
15. 2026-06-01
    days on market $129,900 Active 83 DOM
16. 2026-05-31
    days on market $129,900 Active 82 DOM
17. 2026-05-30
    days on market $129,900 Active 81 DOM
18. 2026-04-29
    price $129,900 624-char remark

    Show marketing remark (624 chars)

    Neshannock Township – This three-bedroom, two-bath residence presents an excellent opportunity for renovation. Spacious yard surrounded by trees. Owned by one family, the well-constructed home features a spacious living room and a generously sized eat-in kitchen. Additional amenities include a two-car garage with attached carport, and dual driveways providing ample parking. The property offers added privacy with a buildable lot on the left, as well as two additional lots at the corner of Mercer Road/Highland Avenue, totaling nearly one acre. Property is ready to be shown, everything left at property negotiable.

19. 2026-04-18
    price $139,900 624-char remark

    Show marketing remark (624 chars)

    Neshannock Township – This three-bedroom, two-bath residence presents an excellent opportunity for renovation. Spacious yard surrounded by trees. Owned by one family, the well-constructed home features a spacious living room and a generously sized eat-in kitchen. Additional amenities include a two-car garage with attached carport, and dual driveways providing ample parking. The property offers added privacy with a buildable lot on the left, as well as two additional lots at the corner of Mercer Road/Highland Avenue, totaling nearly one acre. Property is ready to be shown, everything left at property negotiable.

20. 2026-03-27
    price $149,899 624-char remark

    Show marketing remark (624 chars)

    Neshannock Township – This three-bedroom, two-bath residence presents an excellent opportunity for renovation. Spacious yard surrounded by trees. Owned by one family, the well-constructed home features a spacious living room and a generously sized eat-in kitchen. Additional amenities include a two-car garage with attached carport, and dual driveways providing ample parking. The property offers added privacy with a buildable lot on the left, as well as two additional lots at the corner of Mercer Road/Highland Avenue, totaling nearly one acre. Property is ready to be shown, everything left at property negotiable.

21. 2026-03-10
    listed $149,900 Active 624-char remark

    Show marketing remark (624 chars)

    Neshannock Township – This three-bedroom, two-bath residence presents an excellent opportunity for renovation. Spacious yard surrounded by trees. Owned by one family, the well-constructed home features a spacious living room and a generously sized eat-in kitchen. Additional amenities include a two-car garage with attached carport, and dual driveways providing ample parking. The property offers added privacy with a buildable lot on the left, as well as two additional lots at the corner of Mercer Road/Highland Avenue, totaling nearly one acre. Property is ready to be shown, everything left at property negotiable.

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,039 · $170/mo
• Expected delta: +$14/yr (+$1/mo · 0.7%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $19,067
• − Mortgage interest: −$7,276
• − Property taxes: −$2,025
• − Insurance: −$650
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$3,779
• Taxable income: $2,287
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $3,665/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: Neshannock Township SD
• NCES district ID: 4216440
• Math proficiency: 38% ▼ -22.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $58,658
• Composite: 45.98/100
• National rank: #2536
• State rank: #133 of 539 in PA

Livability — Neshannock

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

Census & demographics

• Population (ZIP): 15,195

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 (93%)
• Race & ethnicity: White 93% Black 3% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 9% Serbian 3% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 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: ▼ -62.26%
• Current HPI: 173.0332
• 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

-13.3% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $129,900 West Penn MLS
• 2026-04-18 Price Changed $139,900 West Penn MLS
• 2026-03-27 Price Changed $149,899 West Penn MLS
• 2026-03-10 Listed $149,900 West Penn MLS

Property tax history

+2.9%/yr

Latest (2025): $2,025 · +4.3% YoY. Source: county tax records.