214 E Fairview Ave · Connellsville, PA 15425

$129,900

6 bd · 3.0 ba · 3,201 sqft · MultiFamily public records · 346 Days on market

Built 1930 7,779 sqft lot ↓ 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 +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

CALLING ALL HANYMEN AND CONTRACTORS!!! Great investment opportunity to add to your portfolio. The main floor apartment could be ready to rent with just a few touches. the other 2 apartments could be a great income stream once they are completed. The detached garage could be an additional rental space as well! possibly 4 monthly rental incomes! so much space and opportunity right in the middle of Connellsville! Close to bus routes, dinning, main street, major highways!

Key facts

• Rental space
• Main floor apartment
• Income stream

Tags

• MAIN FLOOR APARTMENT
• DETACHED GARAGE
• RENTAL SPACE
• INCOME STREAM
• BUS ROUTES
• MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.0% vs local median 6.0% in Connellsville — 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 72/100 on livability (#602 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, commute D+, crime D-.
• 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: 67 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fayette 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 2.72% ✓
• Cap rate: 23.98%
• Cash-on-cash: 63.18%
• DSCR: 3.81
• GRM: 3.1

CMA / ARV

• ARV (median comp): $3,050,796
• List price: $129,900
• Delta: -95.74%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 62.2%
• Equity multiple: 3.78×
• Total profit: $100,950
• Equity at exit: $19,369

10-year hold

• IRR: 66.7%
• Equity multiple: 7.74×
• Total profit: $245,110
• Equity at exit: $11,231

Cash invested: $36,372 (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 15425

• Home prices YoY: -15.9%
• Active inventory: 67
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,533 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $1,915

Break-even live

Break-even rent $1,109

Max offer price $129,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,988	-5% $1,952	+0% $1,915	+5% $1,878	+10% $1,841
Rent	-10% $1,636	-5% $1,775	+0% $1,915	+5% $2,054	+10% $2,194
Rate	-1.0pp $1,980	-0.5pp $1,948	base $1,915	+0.5pp $1,881	+1.0pp $1,847

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,532
Total (4 units)			$3,533

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $129,900 Active 346 DOM
2. 2026-06-21
   days on market $129,900 Active 345 DOM
3. 2026-06-18
   days on market $129,900 Active 343 DOM
4. 2026-06-17
   days on market $129,900 Active 342 DOM
5. 2026-06-16
   days on market $129,900 Active 341 DOM
6. 2026-06-15
   days on market $129,900 Active 340 DOM
7. 2026-06-13
   days on market $129,900 Active 338 DOM
8. 2026-06-12
   days on market $129,900 Active 337 DOM
9. 2026-06-09
   days on market $129,900 Active 334 DOM
10. 2026-06-08
    days on market $129,900 Active 333 DOM
11. 2026-06-08
    days on market $129,900 Active 332 DOM
12. 2026-06-07
    days on market $129,900 Active 331 DOM
13. 2026-06-04
    days on market $129,900 Active 328 DOM
14. 2026-06-02
    days on market $129,900 Active 327 DOM
15. 2026-06-01
    days on market $129,900 Active 326 DOM
16. 2026-05-31
    days on market $129,900 Active 325 DOM
17. 2025-09-24
    price $129,900 475-char remark

    Show marketing remark (475 chars)

    CALLING ALL HANYMEN AND CONTRACTORS!!! Great investment opportunity to add to your portfolio. The main floor apartment could be ready to rent with just a few touches. the other 2 apartments could be a great income stream once they are completed. The detached garage could be an additional rental space as well! possibly 4 monthly rental incomes! so much space and opportunity right in the middle of Connellsville! Close to bus routes, dinning, main street, major highways!

18. 2025-07-10
    listed $139,900 Active 475-char remark

    Show marketing remark (475 chars)

    CALLING ALL HANYMEN AND CONTRACTORS!!! Great investment opportunity to add to your portfolio. The main floor apartment could be ready to rent with just a few touches. the other 2 apartments could be a great income stream once they are completed. The detached garage could be an additional rental space as well! possibly 4 monthly rental incomes! so much space and opportunity right in the middle of Connellsville! Close to bus routes, dinning, main street, major highways!

19. 2023-12-22
    soldstatus $150,000

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $1,871 · $156/mo
• Expected delta: +$181/yr (+$15/mo · 10.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°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: $42,396
• − Mortgage interest: −$7,276
• − Property taxes: −$1,690
• − Insurance: −$650
• − Repairs & maintenance: −$3,392
• − Management: −$3,392
• − Depreciation: −$3,779
• Taxable income: $22,217
• Est. tax owed @ 24.0%: −$5,332
• After-tax cash flow: $17,646/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 — Connellsville

• Score: 72/100
• State rank: #602
• US rank: #5763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Connellsville, PA
• Population (ZIP): 17,752

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Romanian 7% Iranian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% 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: ▼ -36.63%
• Current HPI: 193.6086
• 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

-13.4% since first listed

3 events — show timeline

• 2025-09-24 Price Changed $129,900 West Penn MLS
• 2025-07-10 Listed $139,900 West Penn MLS
• 2023-12-22 Sold (Public Records) $150,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,690 · +0.0% YoY. Source: county tax records.