413 N Market · Ligonier, PA 15658

$69,900

2 bd · 1.0 ba · 1,024 sqft · Other · 122 Days on market

4,356 sqft lot $68/sqft · 57% below area ↓ 13% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RENOVATE IT TO YOUR LIKING!!! "Diamond in the Rough" 2 Bedroom 2 Story on small lot. Convenient in town location, only 3 blocks from the Ligonier Diamond. Affordable in town living or get away home. Newer metal roof & Gas forced air furnace. Ideal property for your "Ligonier Weekend" home or Airbnb. SOLD AS IS

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 1.1% in Ligonier — 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 79/100 on livability (#267 in PA, #2,344 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Ligonier Valley SD (rural): math 28% / reading 57% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.90%
• DSCR: 2.06
• GRM: 5.1

CMA / ARV

• ARV (median comp): $163,697
• List price: $69,900
• Delta: -57.30%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 1.69×
• Total profit: $13,539
• Equity at exit: $10,422

10-year hold

• IRR: 25.7%
• Equity multiple: 3.24×
• Total profit: $43,903
• Equity at exit: $6,044

Cash invested: $19,572 (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 15658

• Home prices YoY: -26.4%
• Active inventory: 62
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $390

Break-even live

Break-even rent $647

Max offer price $69,900

Occupancy floor 61%

Sensitivity live

Price	-10% $429	-5% $410	+0% $390	+5% $370	+10% $350
Rent	-10% $300	-5% $345	+0% $390	+5% $435	+10% $480
Rate	-1.0pp $425	-0.5pp $408	base $390	+0.5pp $372	+1.0pp $353

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   statusdays on market $69,900 Pending 122 DOM
2. 2026-06-09
   days on market $69,900 Contingent 119 DOM
3. 2026-06-08
   days on market $69,900 Contingent 118 DOM
4. 2026-06-07
   days on market $69,900 Contingent 117 DOM
5. 2026-06-05
   statusdays on market $69,900 Contingent 114 DOM
6. 2026-06-03
   days on market $69,900 Active 113 DOM
7. 2026-06-02
   days on market $69,900 Active 112 DOM
8. 2026-06-01
   days on market $69,900 Active 111 DOM
9. 2026-05-31
   days on market $69,900 Active 110 DOM
10. 2026-04-06
    price $69,900 337-char remark

    Show marketing remark (337 chars)

    RENOVATE IT TO YOUR LIKING!!! "Diamond in the Rough" 2 Bedroom 2 Story on small lot. Convenient in town location, only 3 blocks from the Ligonier Diamond. Affordable in town living or get away home. Newer metal roof & Gas forced air furnace. Ideal property for your "Ligonier Weekend" home or Airbnb. SOLD AS IS

11. 2026-03-20
    price $74,900 337-char remark

    Show marketing remark (337 chars)

    RENOVATE IT TO YOUR LIKING!!! "Diamond in the Rough" 2 Bedroom 2 Story on small lot. Convenient in town location, only 3 blocks from the Ligonier Diamond. Affordable in town living or get away home. Newer metal roof & Gas forced air furnace. Ideal property for your "Ligonier Weekend" home or Airbnb. SOLD AS IS

12. 2026-03-20
    status Active 337-char remark

    Show marketing remark (337 chars)

    RENOVATE IT TO YOUR LIKING!!! "Diamond in the Rough" 2 Bedroom 2 Story on small lot. Convenient in town location, only 3 blocks from the Ligonier Diamond. Affordable in town living or get away home. Newer metal roof & Gas forced air furnace. Ideal property for your "Ligonier Weekend" home or Airbnb. SOLD AS IS

13. 2026-03-16
    historical Contingent 337-char remark

    Show marketing remark (337 chars)

    RENOVATE IT TO YOUR LIKING!!! "Diamond in the Rough" 2 Bedroom 2 Story on small lot. Convenient in town location, only 3 blocks from the Ligonier Diamond. Affordable in town living or get away home. Newer metal roof & Gas forced air furnace. Ideal property for your "Ligonier Weekend" home or Airbnb. SOLD AS IS

14. 2026-03-16
    status Pending 337-char remark

    Show marketing remark (337 chars)

    RENOVATE IT TO YOUR LIKING!!! "Diamond in the Rough" 2 Bedroom 2 Story on small lot. Convenient in town location, only 3 blocks from the Ligonier Diamond. Affordable in town living or get away home. Newer metal roof & Gas forced air furnace. Ideal property for your "Ligonier Weekend" home or Airbnb. SOLD AS IS

15. 2026-02-10
    listed $79,900 Active 337-char remark

    Show marketing remark (337 chars)

    RENOVATE IT TO YOUR LIKING!!! "Diamond in the Rough" 2 Bedroom 2 Story on small lot. Convenient in town location, only 3 blocks from the Ligonier Diamond. Affordable in town living or get away home. Newer metal roof & Gas forced air furnace. Ideal property for your "Ligonier Weekend" home or Airbnb. SOLD AS IS

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,692
• − Mortgage interest: −$3,915
• − Property taxes: −$1,390
• − Insurance: −$350
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,033
• Taxable income: $3,813
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $3,763/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: Ligonier Valley SD
• NCES district ID: 4213710
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $47,879
• Composite: 36.25/100
• National rank: #4714
• State rank: #310 of 539 in PA

Livability — Ligonier

• Score: 79/100
• State rank: #267
• US rank: #2344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ligonier, PA
• Population (ZIP): 8,114

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Romanian 6% Slovak 5% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.70%
• Current HPI: 155.4857
• 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

-12.5% since first listed

6 events — show timeline

• 2026-04-06 Price Changed $69,900 West Penn MLS
• 2026-03-20 Price Changed $74,900 West Penn MLS
• 2026-03-20 Relisted — West Penn MLS
• 2026-03-16 Contingent — West Penn MLS
• 2026-03-16 Pending — West Penn MLS
• 2026-02-10 Listed $79,900 West Penn MLS

Property tax history

+1.4%/yr

Latest (2026): $1,390 · +1.8% YoY. Source: county tax records.