1251 Patton Dr

Russellton, PA 15076

$149,900C-

4 bd · 2.0 ba · 2,118 sqft · Built 1910 · SingleFamily · Active · 30 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,321/mo
• Mortgage (P&I): −$786
• Tax + insurance: −$293
• HOA: −$0
• Vac / Maint / Mgmt: −$277
• Net cashflow: $-36/mo
• Annual: $-426/yr
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• 1% rule: 0.88%
• Cash to close: $41,972

Investor read

• This is a 4-bed/2.0-bath single-family listed at $150k.
• At list price, monthly cash flow is $-36 ($-426/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (11.9% below list).
• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $132k (11.9% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($1k loan paydown + $808 appreciation (0.5% local appreciation)).
• Location reads 59/100 on livability (#1,542 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Deer Lakes SD (suburban): math 39% / reading 59% proficiency, ranked #182 of 539 in PA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Union Intrmd Sch (math 37% / reading 61%, grade D, #712 of 1,518 statewide, top 47%, 377 students, 49% FRL); Deer Lakes Ms (math 36% / reading 58%, grade D+, #163 of 512 statewide, top 33%, 422 students, 38% FRL); Deer Lakes Hs (math 52%, 583 students, 28% FRL) — zoned schools average 38% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 1 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• 2 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $150k implies a 90% gain — meaningful room to come down on a strong offer.

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?
• Built in 1910 — 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 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?
• 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.