227 S 5th St · Youngwood, PA 15697

$195,900

4 bd · 2.0 ba · 2,600 sqft · Other · 41 Days on market

Built 1900 5,009 sqft lot $75/sqft · 24% below area Est $258k · 24% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming four-bedroom, two-story home located in the Hempfield School District! This well-maintained property offers spacious room sizes throughout, blending classic character with modern updates, NEW windows & central air. The kitchen features stainless steel appliances, a large pantry, and plenty of cabinet space, perfect for everyday living and entertaining. Beautiful pocket doors add timeless charm and functionality to the home’s layout. With generous living spaces, abundant natural light, and a versatile floor plan, this property offers comfort and convenience both inside and out. Don’t miss the opportunity to make this wonderful home your own! HOME WA

Key facts

• Pocket doors
• Large pantry
• 5,009 sq ft lot

Tags

• HEMPFIELD SCHOOL DISTRICT
• STAINLESS STEEL APPLIANCES
• LARGE PANTRY
• POCKET DOORS
• GENEROUS LIVING SPACES
• ABUNDANT NATURAL LIGHT

Property features AI

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Asphalt roof; Home warranty in place
• Exterior features: 50 x 100 lot dimensions; 0.115 acre lot; Public transportation nearby

Interior

• Kitchen: Kitchen on main level; Includes dishwasher, microwave, stove, and refrigerator; Some gas appliances
• Bedrooms: Upper-level bedrooms (4 rooms): sizes include 13x12, 12x11, 11x11, and 10x11
• Flooring: Hardwood and laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Walk-up basement access; 8 total rooms
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $196k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $190k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,463 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Hempfield Area SD (suburban): math 50% / reading 64% proficiency, ranked #90 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $196k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,023 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.28% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $258,323
• List price: $195,900
• Delta: -24.16%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $15,061
• Equity at exit: $29,209

10-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $73,293
• Equity at exit: $16,938

Cash invested: $54,852 (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 15697

• Home prices YoY: -17.3%
• Active inventory: 28
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,027
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $735

Break-even live

Break-even rent $1,569

Max offer price $195,900

Occupancy floor 66%

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Stratford Ct New Stanton, PA	4.0	3.5	2320	$2,500	$1.08	1d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $195,900 Active 41 DOM
2. 2026-06-17
   days on market $195,900 Active 40 DOM
3. 2026-06-16
   days on market $195,900 Active 39 DOM
4. 2026-06-15
   days on market $195,900 Active 38 DOM
5. 2026-06-13
   days on market $195,900 Active 36 DOM
6. 2026-06-13
   days on market $195,900 Active 35 DOM
7. 2026-06-09
   pricedays on market $195,900 Active 32 DOM
8. 2026-06-08
   days on market $199,900 Active 31 DOM
9. 2026-06-08
   days on market $199,900 Active 30 DOM
10. 2026-06-03
    days on market $199,900 Active 26 DOM
11. 2026-06-02
    days on market $199,900 Active 25 DOM
12. 2026-06-01
    days on market $199,900 Active 24 DOM
13. 2026-05-31
    days on market $199,900 Active 23 DOM
14. 2026-05-07
    listed $209,000 Active 691-char remark
15. 2022-11-07
    soldstatus $85,200

ⓘ 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: $1,568 · $131/mo
• Projected year-2 tax: $2,332 · $194/mo
• Expected delta: +$764/yr (+$64/mo · 48.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$10,973
• − Property taxes: −$1,568
• − Insurance: −$980
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,699
• Taxable income: $5,980
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $7,389/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: Hempfield Area SD
• NCES district ID: 4211760
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $54,928
• Composite: 49.01/100
• National rank: #2066
• State rank: #90 of 539 in PA

Livability — Youngwood

• Score: 60/100
• State rank: #1463
• US rank: #18873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Youngwood, PA
• City population: 2,906
• Population (ZIP): 2,906

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% Two or more races 5%
• Common ancestry: Romanian 11% Iranian 4% Italian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 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: ▼ -31.15%
• Current HPI: 149.3045
• 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

+129.9% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $195,900 West Penn MLS
• 2026-05-19 Price Changed $199,900 West Penn MLS
• 2026-05-07 Listed $209,000 West Penn MLS
• 2022-11-07 Sold (Public Records) $85,200 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,568 · +2.1% YoY. Source: county tax records.