1109 1st St

Hiller, PA 15444

$119,900C-

3 bd · 2.0 ba · 1,040 sqft · Built 1947 · SingleFamily · Pending · 14 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,038/mo
• Mortgage (P&I): −$629
• Tax + insurance: −$200
• HOA: −$0
• Vac / Maint / Mgmt: −$218
• Net cashflow: $-9/mo
• Annual: $-105/yr
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• 1% rule: 0.87%
• Cash to close: $33,572

Investor read

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated fair.
• At list price, monthly cash flow is $-9 ($-105/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (13.4% below list).
• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $104k (13.4% below list) — sets the bar for 1% rule.
• In year one you build about $939 of equity ($829 loan paydown + $110 appreciation (0.1% local appreciation)).
• Location reads 76/100 on livability (#375 in PA, #3,312 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Brownsville Area SD (rural): math 17% / reading 34% proficiency, ranked #472 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brownsville Area El Sch (math 16% / reading 37%, grade F, #1,169 of 1,518 statewide, top 77%, 700 students, 100% FRL); Brownsville Area Ms (math 7% / reading 32%, grade F, #444 of 512 statewide, top 87%, 352 students, 100% FRL); Brownsville Area Hs (math 64% / reading 24%, grade F, #196 of 437 statewide, top 47%, 434 students, 77% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 3 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: exterior siding and paint — The siding and paint are peeling and in need of repainting.
• Major: flooring — The flooring in the living room and kitchen is in poor condition and needs replacement.
• Major: interior walls and ceilings — The interior walls and ceilings show signs of wear and tear, with peeling paint and discoloration.