275 Main St · Saegertown, PA 16433

$374,500

20 bd · 25.0 ba · 6,510 sqft · MultiFamily · 323 Days on market

Built 1950 Good condition 0.31 ac lot ↓ 15% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0

Multi-family units

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

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 MLS

Discover a lucrative investment with this well maintained 5-unit, mult-use property situated in a prime, highly visible location in Saegertown. This building features three commercial rentals on the first floor providing excellent visibility and foot traffic for businesses. Second floor features two updated 2-bedroom apartments ideal for attracting quality tenants. All units are currently occupied, each with leases and security deposits, ensuring a steady income stream and peace of mind for the investor. Tenants pay their own heat and electric. There's ample parking for both tenants and customers. Recent improvements include hot water tanks, hardwood flooring in studio and blacktop parking area. The roof was installed in 2017. Studio was added onto by previous owner in 1993. There is a partial basement. This property has lots of potential and will make an excellent investment!

Key facts

• Hardwood flooring
• Ample parking
• Mult-use property

Tags

• MULT-USE PROPERTY
• COMMERCIAL RENTALS
• UPDATED APARTMENTS
• AMPLE PARKING
• HARDWOOD FLOORING
• BLACKTOP PARKING AREA

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 3×4bd/1.0ba units multifamily listed at $374k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $417/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $374k).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#446 in PA, #4,065 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, health & safety D-.
• Penncrest SD (rural): math 31% / reading 50% proficiency, ranked #348 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $100k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $329,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.58% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 4.21×
• Total profit: $336,932
• Equity at exit: $337,379

10-year hold

• IRR: 36.5%
• Equity multiple: 9.47×
• Total profit: $887,891
• Equity at exit: $727,571

Cash invested: $104,860 (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 16433

• Home prices YoY: 30.7%
• Active inventory: 40
• Price-to-rent: 28.6×

Monthly cashflow live

• Estimated rent: $5,917 medium
• Mortgage (P&I): −$1,964
• Tax est. 1.5%: −$468 /mo · $5,618/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,243
• Net cashflow: $2,086

Break-even live

Break-even rent $3,276

Max offer price $374,500

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,178
▸ 3× units	4	1	$3,738
Total (5 units)			$5,917

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: $93,625
• Closing costs: $11,235
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $374,500 Active 323 DOM
2. 2026-06-18
   days on market $374,500 Active 322 DOM
3. 2026-06-17
   days on market $374,500 Active 321 DOM
4. 2026-06-16
   days on market $374,500 Active 320 DOM
5. 2026-06-15
   days on market $374,500 Active 319 DOM
6. 2026-06-14
   days on market $374,500 Active 317 DOM
7. 2026-06-12
   days on market $374,500 Active 316 DOM
8. 2026-06-09
   days on market $374,500 Active 313 DOM
9. 2026-06-08
   days on market $374,500 Active 312 DOM
10. 2026-06-07
    days on market $374,500 Active 311 DOM
11. 2026-06-07
    pricedays on market $374,500 Active 310 DOM
12. 2026-06-03
    days on market $399,000 Active 307 DOM
13. 2026-06-02
    days on market $399,000 Active 306 DOM
14. 2026-06-01
    days on market $399,000 Active 305 DOM
15. 2026-05-31
    days on market $399,000 Active 304 DOM
16. 2026-05-30
    days on market $399,000 Active 303 DOM
17. 2026-04-08
    price $399,000 890-char remark

    Show marketing remark (890 chars)

    Discover a lucrative investment with this well maintained 5-unit, mult-use property situated in a prime, highly visible location in Saegertown. This building features three commercial rentals on the first floor providing excellent visibility and foot traffic for businesses. Second floor features two updated 2-bedroom apartments ideal for attracting quality tenants. All units are currently occupied, each with leases and security deposits, ensuring a steady income stream and peace of mind for the investor. Tenants pay their own heat and electric. There's ample parking for both tenants and customers. Recent improvements include hot water tanks, hardwood flooring in studio and blacktop parking area. The roof was installed in 2017. Studio was added onto by previous owner in 1993. There is a partial basement. This property has lots of potential and will make an excellent investment!

18. 2025-10-27
    price $445,000 890-char remark

    Show marketing remark (890 chars)

    Discover a lucrative investment with this well maintained 5-unit, mult-use property situated in a prime, highly visible location in Saegertown. This building features three commercial rentals on the first floor providing excellent visibility and foot traffic for businesses. Second floor features two updated 2-bedroom apartments ideal for attracting quality tenants. All units are currently occupied, each with leases and security deposits, ensuring a steady income stream and peace of mind for the investor. Tenants pay their own heat and electric. There's ample parking for both tenants and customers. Recent improvements include hot water tanks, hardwood flooring in studio and blacktop parking area. The roof was installed in 2017. Studio was added onto by previous owner in 1993. There is a partial basement. This property has lots of potential and will make an excellent investment!

19. 2025-09-10
    status Active 890-char remark

    Show marketing remark (890 chars)

    Discover a lucrative investment with this well maintained 5-unit, mult-use property situated in a prime, highly visible location in Saegertown. This building features three commercial rentals on the first floor providing excellent visibility and foot traffic for businesses. Second floor features two updated 2-bedroom apartments ideal for attracting quality tenants. All units are currently occupied, each with leases and security deposits, ensuring a steady income stream and peace of mind for the investor. Tenants pay their own heat and electric. There's ample parking for both tenants and customers. Recent improvements include hot water tanks, hardwood flooring in studio and blacktop parking area. The roof was installed in 2017. Studio was added onto by previous owner in 1993. There is a partial basement. This property has lots of potential and will make an excellent investment!

20. 2025-07-31
    listed $475,000 Active 890-char remark

    Show marketing remark (890 chars)

    Discover a lucrative investment with this well maintained 5-unit, mult-use property situated in a prime, highly visible location in Saegertown. This building features three commercial rentals on the first floor providing excellent visibility and foot traffic for businesses. Second floor features two updated 2-bedroom apartments ideal for attracting quality tenants. All units are currently occupied, each with leases and security deposits, ensuring a steady income stream and peace of mind for the investor. Tenants pay their own heat and electric. There's ample parking for both tenants and customers. Recent improvements include hot water tanks, hardwood flooring in studio and blacktop parking area. The roof was installed in 2017. Studio was added onto by previous owner in 1993. There is a partial basement. This property has lots of potential and will make an excellent investment!

21. 2024-08-14
    price $429,000
22. 2024-06-06
    listed $467,000 Active

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

Taxation est. · year 1

• Rental income: $71,004
• − Mortgage interest: −$20,978
• − Property taxes: −$5,618
• − Insurance: −$1,872
• − Repairs & maintenance: −$5,680
• − Management: −$5,680
• − Depreciation: −$10,895
• Taxable income: $20,281
• Est. tax owed @ 24.0%: −$4,867
• After-tax cash flow: $20,169/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 5-unit multi-use property is in good condition with no major repairs needed. Painting, updating flooring, and upgrading HVAC can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Updating the flooring in common areas — New flooring can improve the overall look and feel of the property, making it more appealing to both buyers and renters.
• Both Upgrading the HVAC system — A new HVAC system can improve energy efficiency and comfort, which can increase the property's value and attract more tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the flooring in common areas — New flooring can improve the overall look and feel of the property, making it more appealing to both buyers and renters. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve energy efficiency and comfort, which can increase the property's value and attract more tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Penncrest SD
• NCES district ID: 4218740
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $47,927
• Composite: 34.64/100
• National rank: #5146
• State rank: #348 of 539 in PA

Livability — Saegertown

• Score: 75/100
• State rank: #446
• US rank: #4065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saegertown, PA
• Population (ZIP): 4,935

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 81,399 people
• By 2030: 77,977 · -4.2%
• By 2040: 70,659 · -13.2%
• By 2050: 63,841 · -21.6%
• By 2075: 50,198 · -38.3%
• By 2100: 37,898 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -10.4pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+37.2 2016: R+38.5 2012: R+19.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 77.72%
• Current HPI: 330.9946
• 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

-14.6% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $399,000 GEBOR
• 2025-10-27 Price Changed $445,000 GEBOR
• 2025-09-10 Relisted — GEBOR
• 2025-07-31 Listed $475,000 GEBOR
• 2024-08-14 Price Changed $429,000 GEBOR
• 2024-06-06 Listed $467,000 GEBOR