416 Grant St · Centerville, PA 15358

$110,000

2 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 29 Days on market

Built 1927 4,120 sqft lot Est $133k · 17% 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
• Appreciation +5.1/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

This charming 2-story home offers the perfect blend of comfort and convenience! Featuring 3 spacious bedrooms — including one conveniently located on the main floor — this home provides flexible living options for today’s lifestyle. Enjoy relaxing mornings on the covered front porch overlooking the park directly across the street. Inside, you’ll find generous room sizes, 1 full bath plus an additional shower in the basement, and an integral garage for added convenience. Step outside to a fenced-in backyard complete with a cozy patio area ideal for grilling, entertaining, or relaxing after a long day. Conveniently located with quick access to Route 40, this home o

Key facts

• Covered front porch
• Fenced-in backyard
• Cozy patio area

Tags

• COVERED FRONT PORCH
• FENCED-IN BACKYARD
• COZY PATIO AREA
• QUICK ACCESS TO ROUTE 40

Property features AI

Exterior

• Parking: Built-in parking; Off-street parking; Total parking for 4 vehicles; Attached garage
• Utilities: Public water service; Public sewer service
• Home design: 2 stories; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Cooktop; Dishwasher; Some electric appliances
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Radiant heating; Wall unit cooling
• Interior features: Unfinished walk-out basement; Carpet flooring

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.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (3.3% below list).
• Recommended offer: $106k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#864 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 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 $886 of equity ($761 loan paydown + $125 appreciation (0.1% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,422 (3.3% below list)

Questions for the listing agent

1. Built in 1927 — 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 F-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: 0.97% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $133,210
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 Main St	0.15mi	3/1.0 (+1)	1,134 (-6%)	4mo	$146,000	$129	74
425 Spring St	0.05mi	3/1.0 (+1)	1,252 (+3%)	16mo	$106,000	$85	74
415 Ash St	0.13mi	2/1.5	1,248 (+3%)	18mo	$103,000	$83	72
35 School St	0.26mi	3/1.0 (+1)	1,274 (+5%)	15mo	$140,050	$110	62
132 Armour St	0.32mi	3/1.0 (+1)	1,034 (-15%)	1mo	$91,000	$88	54
305 Main St	0.32mi	2/1.5	1,037 (-14%)	17mo	$125,000	$121	45
3075 National Pike	0.60mi	3/2.5 (+1)	1,210 (-0%)	24mo	$185,000	$153	41

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

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.18×
• Total profit: $5,671
• Equity at exit: $32,567

10-year hold

• IRR: 9.0%
• Equity multiple: 2.00×
• Total profit: $30,685
• Equity at exit: $39,651

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 15358

• Home prices YoY: 0.1%
• Active inventory: 3
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $131

Break-even live

Break-even rent $899

Max offer price $110,000

Occupancy floor 83%

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 14 events

1. 2026-06-18
   days on market $110,000 Active 29 DOM
2. 2026-06-17
   price $110,000 Active 28 DOM
3. 2026-06-17
   days on market $115,000 Active 28 DOM
4. 2026-06-16
   days on market $115,000 Active 27 DOM
5. 2026-06-15
   days on market $115,000 Active 26 DOM
6. 2026-06-13
   days on market $115,000 Active 24 DOM
7. 2026-06-09
   days on market $115,000 Active 20 DOM
8. 2026-06-08
   days on market $115,000 Active 19 DOM
9. 2026-06-07
   days on market $115,000 Active 18 DOM
10. 2026-06-03
    days on market $115,000 Active 14 DOM
11. 2026-06-02
    days on market $115,000 Active 13 DOM
12. 2026-06-01
    days on market $115,000 Active 12 DOM
13. 2026-05-31
    days on market $115,000 Active 11 DOM
14. 2026-05-20
    listed $115,000 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: $1,050 · $88/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$344/yr (+$29/mo · 32.8%)

ⓘ 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 ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,771
• − Mortgage interest: −$6,162
• − Property taxes: −$1,050
• − Insurance: −$550
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,200
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,623/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: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — Centerville

• Score: 69/100
• State rank: #864
• US rank: #9044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerville, PA
• City population: 1,605
• Population (ZIP): 1,141

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 1%
• Common ancestry: Romanian 9% Iranian 4% Subsaharan African 3%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▲ 0.11%
• Current HPI: 148.6231
• 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

1 event — show timeline

• 2026-05-20 Listed $115,000 West Penn MLS

Property tax history

+3.7%/yr

Latest (2026): $1,050 · +3.6% YoY. Source: county tax records.