109 Laughlin St · Dawson, PA 15428

$20,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 361 Days on market

Built 1910 5,453 sqft lot $12/sqft · 79% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready for a full renovation. Ideal for experienced investors or buyers looking for a project, the property requires significant updates throughout. This home offers a rare opportunity to build equity through renovation. Sold as-is. Bring your vision and tools.

Key facts

• 5,453 sq ft lot
• Built 1910
• Listed 360 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,475 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Connellsville Area SD (rural): math 23% / reading 39% proficiency, ranked #440 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $452 of equity ($138 loan paydown + $314 appreciation (1.6% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 5.22% ✓
• Cap rate: 47.50%
• Cash-on-cash: 147.16%
• DSCR: 7.55
• GRM: 1.6

CMA / ARV

• ARV (median comp): $95,586
• List price: $20,000
• Delta: -79.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Laughlin St	0.07mi	3/1.0	1,634 (+2%)	12mo	$30,500	$19	83
325 Laughlin St	0.18mi	3/1.5	1,518 (-5%)	0mo	$210,500	$139	81
112 Laughlin St	0.18mi	3/0.5	1,518 (-5%)	8mo	$33,500	$22	74
117 Laughlin St	0.04mi	3/2.5	1,562 (-2%)	22mo	$129,900	$83	70
410 Main St	0.42mi	3/1.0	1,468 (-8%)	10mo	$119,000	$81	58
229 Union St	0.37mi	3/2.0	1,800 (+12%)	17mo	$49,000	$27	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 3.79×
• Total profit: $15,652
• Equity at exit: $7,428

10-year hold

• IRR: 53.8%
• Equity multiple: 7.76×
• Total profit: $37,871
• Equity at exit: $10,354

Cash invested: $5,600 (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 15428

• Home prices YoY: 1.1%
• Active inventory: 4
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $226

Break-even live

Break-even rent $758

Max offer price $20,000

Occupancy floor 73%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   days on market $20,000 Active 361 DOM
2. 2026-06-15
   days on market $20,000 Active 360 DOM
3. 2026-06-13
   days on market $20,000 Active 358 DOM
4. 2026-06-12
   days on market $20,000 Active 357 DOM
5. 2026-06-09
   days on market $20,000 Active 354 DOM
6. 2026-06-08
   days on market $20,000 Active 353 DOM
7. 2026-06-08
   days on market $20,000 Active 352 DOM
8. 2026-06-07
   days on market $20,000 Active 351 DOM
9. 2026-06-04
   days on market $20,000 Active 348 DOM
10. 2026-06-02
    days on market $20,000 Active 347 DOM
11. 2026-06-01
    days on market $20,000 Active 346 DOM
12. 2026-05-31
    days on market $20,000 Active 345 DOM
13. 2025-10-13
    status Active 260-char remark

    Show marketing remark (260 chars)

    Ready for a full renovation. Ideal for experienced investors or buyers looking for a project, the property requires significant updates throughout. This home offers a rare opportunity to build equity through renovation. Sold as-is. Bring your vision and tools.

14. 2025-07-09
    historical Contingent 260-char remark

    Show marketing remark (260 chars)

    Ready for a full renovation. Ideal for experienced investors or buyers looking for a project, the property requires significant updates throughout. This home offers a rare opportunity to build equity through renovation. Sold as-is. Bring your vision and tools.

15. 2025-06-17
    listed $20,000 Active 260-char remark

    Show marketing remark (260 chars)

    Ready for a full renovation. Ideal for experienced investors or buyers looking for a project, the property requires significant updates throughout. This home offers a rare opportunity to build equity through renovation. Sold as-is. Bring your vision and tools.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $12,531
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$5,625
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$582
• Taxable income: $2,899
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $2,020/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: Connellsville Area SD
• NCES district ID: 4206660
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $39,315
• Composite: 25.95/100
• National rank: #7333
• State rank: #440 of 539 in PA

Livability — Dawson

• Score: 60/100
• State rank: #1475
• US rank: #19035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dawson, PA
• Population (ZIP): 1,867

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3%
• Common ancestry: Romanian 8% Iranian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.57%
• Current HPI: 140.7232
• 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

3 events — show timeline

• 2025-10-13 Relisted — West Penn MLS
• 2025-07-09 Contingent — West Penn MLS
• 2025-06-17 Listed $20,000 West Penn MLS

Property tax history

+4.1%/yr

Latest (2026): $1,281 · +5.9% YoY. Source: county tax records.