520 W Pike St · Meadowlands, PA 15347

$160,000

3 bd · 1.0 ba · 962 sqft · SingleFamily · 59 Days on market

Built 1900 7,501 sqft lot $166/sqft · 26% below area Est $218k · 26% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Appreciation +6.1/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Nice rental potential. Plenty of parking in the rear.

Key facts

• Hot water tank
• Lots of parking
• Recently renovated

Tags

• RECENTLY RENOVATED
• NEW ROOF
• HOT WATER TANK
• LOTS OF PARKING
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer; Electric service available
• Home design: Single-story home; Resale property; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: 50 x 150 lot

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Hot water heating; Central air conditioning
• Interior features: Carpet and vinyl flooring; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (30.7% below list).
• Recommended offer: $111k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.9% in Meadowlands — 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 63/100 on livability (#1,243 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, employment F, health & safety F.
• Chartiers-Houston SD (suburban): math 40% / reading 68% proficiency, ranked #125 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Allison Park El Sch (math 43% / reading 72%, grade C+, #439 of 1,518 statewide, top 29%, 667 students, 25% FRL); Chartiers-Houston Jshs (math 37% / reading 62%, grade D, #138 of 437 statewide, top 34%, 508 students, 27% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.3% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 59 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,953 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $217,589
• List price: $160,000
• Delta: -26.47%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 1st St	0.24mi	2/1.0 (-1)	1,044 (+8%)	7mo	$180,000	$172	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,481
• Equity at exit: $65,374

10-year hold

• IRR: 3.7%
• Equity multiple: 1.52×
• Total profit: $23,152
• Equity at exit: $95,912

Cash invested: $44,800 (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 15347

• Home prices YoY: 1.9%
• Active inventory: 6
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-229

Break-even live

Break-even rent $1,400

Max offer price $126,835

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-174	+0% $-229	+5% $-284	+10% $-340
Rent	-10% $-317	-5% $-273	+0% $-229	+5% $-185	+10% $-142
Rate	-1.0pp $-149	-0.5pp $-189	base $-229	+0.5pp $-271	+1.0pp $-313

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $160,000 Active 59 DOM
2. 2026-06-18
   days on market $160,000 Active 56 DOM
3. 2026-06-17
   days on market $160,000 Active 55 DOM
4. 2026-06-16
   days on market $160,000 Active 54 DOM
5. 2026-06-15
   days on market $160,000 Active 53 DOM
6. 2026-06-13
   days on market $160,000 Active 51 DOM
7. 2026-06-13
   days on market $160,000 Active 50 DOM
8. 2026-06-09
   days on market $160,000 Active 47 DOM
9. 2026-06-08
   days on market $160,000 Active 46 DOM
10. 2026-06-07
    days on market $160,000 Active 45 DOM
11. 2026-06-05
    days on market $160,000 Active 42 DOM
12. 2026-06-03
    days on market $160,000 Active 41 DOM
13. 2026-06-02
    days on market $160,000 Active 40 DOM
14. 2026-06-01
    days on market $160,000 Active 39 DOM
15. 2026-05-31
    days on market $160,000 Active 38 DOM
16. 2026-04-23
    listed $160,000 Active 316-char remark
17. 2021-09-23
    soldstatus $100,000 Closed 53-char remark

    Show marketing remark (53 chars)

    Nice rental potential. Plenty of parking in the rear.

18. 2021-08-15
    status Pending 53-char remark

    Show marketing remark (53 chars)

    Nice rental potential. Plenty of parking in the rear.

19. 2021-08-10
    historical Contingent 53-char remark

    Show marketing remark (53 chars)

    Nice rental potential. Plenty of parking in the rear.

20. 2021-08-09
    listed $135,000 Active 53-char remark

    Show marketing remark (53 chars)

    Nice rental potential. Plenty of parking in the rear.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,314
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$4,655
• Taxable loss: −$5,633
• Est. tax savings @ 24.0%: +$1,352
• After-tax cash flow: $-1,398/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: Chartiers-Houston SD
• NCES district ID: 4205730
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $56,103
• Composite: 46.57/100
• National rank: #2426
• State rank: #125 of 539 in PA

Livability — Meadowlands

• Score: 63/100
• State rank: #1243
• US rank: #14913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadowlands, PA
• City population: 285
• Population (ZIP): 285

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%
• Common ancestry: Lithuanian 7% Iranian 7% Serbian 7%

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: ▲ 2.26%
• Current HPI: 122.3269
• 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

+18.5% since first listed

5 events — show timeline

• 2026-04-23 Listed $160,000 West Penn MLS
• 2021-09-23 Sold (MLS) $100,000 West Penn MLS
• 2021-08-15 Pending — West Penn MLS
• 2021-08-10 Contingent — West Penn MLS
• 2021-08-09 Listed $135,000 West Penn MLS