131 Spring St · Coal Center, PA 15423

$195,000

20 bd · 16.0 ba · — sqft · MultiFamily · 37 Days on market

Built 1900 5,009 sqft lot

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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
• Appreciation +6.5/10.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Seize the moment with this newly listed fourplex in the heart of Coal Center, Pennsylvania. With five bedrooms and four bathrooms spread across four distinct units, this property is a revenue-generating powerhouse perfect for both seasoned investors and first-time landlords looking to build lasting wealth through rental income. Each unit offers comfortable, functional living spaces designed to attract and retain quality tenants. The multi-unit configuration provides diverse income streams, reducing vacancy risk and maximizing your monthly cash flow. Location plays a starring role in this investment's appeal. Situated just moments from Dowler Park, residents enjoy easy access to green space

Key facts

• Outdoor recreation
• 5,009 sq ft lot
• Built 1900

Tags

• MULTI UNIT CONFIGURATION
• EASY ACCESS TO GREEN SPACE
• OUTDOOR RECREATION
• NEARBY SHOPPING DESTINATIONS

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Reported rents: three 1-bedroom units at approximately $800, $800, and $675; one 2-bedroom unit at approximately $695
• HOA & community: No HOA details provided

Exterior

• Parking: On-street parking
• Security: No security details provided
• Utilities: Electricity available; Public sewer available; Public water available
• Home design: Multifamily building with 4 total units
• Construction: Stone and vinyl siding exterior; Asphalt roof
• Exterior features: Zoned residential

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 1-bedroom units; One 2-bedroom unit
• Flooring: No flooring details provided
• Bathrooms: Three units with one full bathroom each; One unit with one full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $848/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,673 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools C-, amenities F, commute F.
• California Area SD (rural): math 31% / reading 58% proficiency, ranked #295 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 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 $7k of equity ($1k loan paydown + $6k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.13% ✓
• Cap rate: 27.50%
• Cash-on-cash: 75.76%
• DSCR: 4.37
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 79.1%
• Equity multiple: 5.39×
• Total profit: $239,608
• Equity at exit: $87,653

10-year hold

• IRR: 78.6%
• Equity multiple: 11.08×
• Total profit: $550,532
• Equity at exit: $135,062

Cash invested: $54,600 (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 15423

• Home prices YoY: 2.1%
• Active inventory: 12
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $6,109 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$81
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,283
• Net cashflow: $3,391

Break-even live

Break-even rent $1,816

Max offer price $195,000

Occupancy floor 39%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$6,108
Total (4 units)			$6,109

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $195,000 Active 37 DOM
2. 2026-06-17
   days on market $195,000 Active 36 DOM
3. 2026-06-16
   days on market $195,000 Active 35 DOM
4. 2026-06-15
   days on market $195,000 Active 34 DOM
5. 2026-06-13
   days on market $195,000 Active 32 DOM
6. 2026-06-12
   days on market $195,000 Active 31 DOM
7. 2026-06-09
   days on market $195,000 Active 28 DOM
8. 2026-06-08
   days on market $195,000 Active 27 DOM
9. 2026-06-08
   days on market $195,000 Active 26 DOM
10. 2026-06-04
    days on market $195,000 Active 22 DOM
11. 2026-06-02
    days on market $195,000 Active 21 DOM
12. 2026-06-01
    days on market $195,000 Active 20 DOM
13. 2026-05-31
    days on market $195,000 Active 19 DOM
14. 2026-05-12
    listed $195,000 Active 1254-char remark
15. 2009-09-17
    soldstatus $145,000

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,304 · $275/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $73,308
• − Mortgage interest: −$10,923
• − Property taxes: −$3,304
• − Insurance: −$1,642
• − Repairs & maintenance: −$5,865
• − Management: −$5,865
• − Depreciation: −$5,673
• Taxable income: $40,037
• Est. tax owed @ 24.0%: −$9,609
• After-tax cash flow: $31,087/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: California Area SD
• NCES district ID: 4204710
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $40,621
• Composite: 37.22/100
• National rank: #4466
• State rank: #295 of 539 in PA

Livability — Coal Center

• Score: 54/100
• State rank: #1673
• US rank: #23962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal Center, PA
• Population (ZIP): 1,942

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 3%
• Common ancestry: Romanian 7% Slovak 3% Scotch-Irish 1%
• Foreign-born: 0%

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: ▲ 3.00%
• Current HPI: 144.8304
• 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

+34.5% since first listed

2 events — show timeline

• 2026-05-12 Listed $195,000 West Penn MLS
• 2009-09-17 Sold (Public Records) $145,000 Public Records

Property tax history

+27.1%/yr

Latest (2026): $3,304 · +0.0% YoY. Source: county tax records.