43 N 6th St · Indiana, PA 15701

$199,900

5 bd · 3.0 ba · 4,000 sqft · SingleFamily · 197 Days on market

2,614 sqft lot

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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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-Key Mixed-Use Opportunity in Downtown Indiana! Discover this exceptional mixed-use property just off Philadelphia Street, offering a fully operational retail space and two move-in-ready apartments. The prime street-level retail unit is ideal for an owner-operator or investor seeking high visibility and steady foot traffic in the heart of town. The upstairs unit features 3 BR & 1 full bath with a spacious layout and strong rental appeal. The second unit includes 2 BR & 1 full bath, providing another dependable income stream. Both units offer private entrances and generous living space. Tenants will appreciate off-street parking and walkable access to shops, restaurants, and community attractions. Whether you're expanding your portfolio or looking to combine business & investment, this property offers outstanding versatility and income potential. A great chance to add a fully turn-key asset in a desirable downtown setting!

Key facts

• Private entrances
• Mixed-use property
• Off-street parking

Tags

• MIXED-USE PROPERTY
• RETAIL SPACE
• MOVE-IN-READY APARTMENTS
• STREET-LEVEL RETAIL UNIT
• PRIVATE ENTRANCES
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.5% below list).
• Recommended offer: $153k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Indiana — 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 75/100 on livability (#429 in PA, #3,920 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Indiana Area SD (town): math 49% / reading 67% proficiency, ranked #96 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Pike El Sch (math 62% / reading 77%, grade A-, #151 of 1,518 statewide, top 12%, 423 students, 50% FRL); Indiana Area Jhs (math 39% / reading 65%, grade C+, #103 of 512 statewide, top 21%, 667 students, 48% FRL); Indiana Area Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 905 students, 40% FRL).
• Market conditions: 94 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Recommended offer $152,982 (23.5% 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 197 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.77% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $548,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
488 Edgewood Ave	0.71mi	5/3.0	3,639 (-9%)	19mo	$500,000	$137	36

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-40,740
• Equity at exit: $29,806

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-46,233
• Equity at exit: $17,284

Cash invested: $55,972 (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 15701

• Home prices YoY: -26.2%
• Active inventory: 94
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-131

Break-even live

Break-even rent $1,696

Max offer price $176,753

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-74	+0% $-131	+5% $-188	+10% $-244
Rent	-10% $-252	-5% $-191	+0% $-131	+5% $-71	+10% $-10
Rate	-1.0pp $-30	-0.5pp $-80	base $-131	+0.5pp $-183	+1.0pp $-236

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $199,900 Active 197 DOM
2. 2026-06-19
   days on market $199,900 Active 195 DOM
3. 2026-06-18
   days on market $199,900 Active 194 DOM
4. 2026-06-17
   days on market $199,900 Active 193 DOM
5. 2026-06-16
   days on market $199,900 Active 192 DOM
6. 2026-06-15
   days on market $199,900 Active 191 DOM
7. 2026-06-14
   days on market $199,900 Active 189 DOM
8. 2026-06-12
   days on market $199,900 Active 188 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    pricedays on market $199,900 Active 185 DOM
11. 2026-06-08
    days on market $225,000 Active 184 DOM
12. 2026-06-07
    days on market $225,000 Active 183 DOM
13. 2026-06-02
    days on market $225,000 Active 178 DOM
14. 2026-06-01
    days on market $225,000 Active 177 DOM
15. 2026-05-31
    days on market $225,000 Active 176 DOM
16. 2026-05-30
    days on market $225,000 Active 175 DOM
17. 2026-05-09
    price $225,000 957-char remark

    Show marketing remark (957 chars)

    Turn-Key Mixed-Use Opportunity in Downtown Indiana! Discover this exceptional mixed-use property just off Philadelphia Street, offering a fully operational retail space and two move-in-ready apartments. The prime street-level retail unit is ideal for an owner-operator or investor seeking high visibility and steady foot traffic in the heart of town. The upstairs unit features 3 BR & 1 full bath with a spacious layout and strong rental appeal. The second unit includes 2 BR & 1 full bath, providing another dependable income stream. Both units offer private entrances and generous living space. Tenants will appreciate off-street parking and walkable access to shops, restaurants, and community attractions. Whether you're expanding your portfolio or looking to combine business & investment, this property offers outstanding versatility and income potential. A great chance to add a fully turn-key asset in a desirable downtown setting!

18. 2025-12-06
    listed $249,900 Active 957-char remark

    Show marketing remark (957 chars)

    Turn-Key Mixed-Use Opportunity in Downtown Indiana! Discover this exceptional mixed-use property just off Philadelphia Street, offering a fully operational retail space and two move-in-ready apartments. The prime street-level retail unit is ideal for an owner-operator or investor seeking high visibility and steady foot traffic in the heart of town. The upstairs unit features 3 BR & 1 full bath with a spacious layout and strong rental appeal. The second unit includes 2 BR & 1 full bath, providing another dependable income stream. Both units offer private entrances and generous living space. Tenants will appreciate off-street parking and walkable access to shops, restaurants, and community attractions. Whether you're expanding your portfolio or looking to combine business & investment, this property offers outstanding versatility and income potential. A great chance to add a fully turn-key asset in a desirable downtown setting!

19. 2012-12-12
    soldstatus $75,000

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $2,827 · $236/mo
• Expected delta: +$331/yr (+$28/mo · 13.3%)

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

Taxation est. · year 1

• Rental income: $18,358
• − Mortgage interest: −$11,198
• − Property taxes: −$2,496
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$5,815
• Taxable loss: −$5,088
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $-351/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: Indiana Area SD
• NCES district ID: 4212150
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $40,558
• Composite: 48.44/100
• National rank: #2133
• State rank: #96 of 539 in PA

Livability — Indiana

• Score: 75/100
• State rank: #429
• US rank: #3920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indiana, PA
• County: Indiana County · 31,269 people
• City population: 31,269
• Metro: Indiana, PA
• Population (ZIP): 31,269
• Household income: $56,311
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1590.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% French/Haitian/Cajun 1%

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: ▼ -59.33%
• Current HPI: 167.0982
• Rent YoY: —
• Metro: Indiana, PA
• 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

+200.0% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $225,000 CSMLS
• 2025-12-06 Listed $249,900 CSMLS
• 2012-12-12 Sold (Public Records) $75,000 Public Records