441 Brown St · Everson, PA 15631

$75,000

3 bd · 1.0 ba · 1,390 sqft · SingleFamily public records · 12 Days on market

Built 1920 3,049 sqft lot Est $131k · 43% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Three bedroom, one bath home in Everson. Fenced in backyard. Off street parking in back of house.

Key facts

• Off street parking
• Fenced in backyard
• 3,049 sq ft lot

Tags

• FENCED IN BACKYARD
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking for one vehicle
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property; Asphalt roof; Frame construction
• Construction: Frame construction; Asphalt roof
• Exterior features: Small lot (approx. 0.07 acres)

Interior

• Kitchen: Main-level kitchen (13x10)
• Bedrooms: Three bedrooms — two upper bedrooms (15x12 each) and a third upper bedroom (15x10)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Carpet and laminate flooring; Basement with interior entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $75k).

Location & tenants

• Location reads 71/100 on livability (#676 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Southmoreland SD (suburban): math 29% / reading 51% proficiency, ranked #359 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $453 of equity ($519 loan paydown + $-66 appreciation (-0.1% 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 (-0.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y ago 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.
• Current owner paid $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $130,660
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Maple St	0.13mi	2/1.0 (-1)	1,328 (-4%)	1mo	$160,000	$120	81
405 Painter St	0.06mi	3/1.0	1,392 (+0%)	23mo	$110,000	$79	78
23 4th Ave	0.36mi	3/1.5	1,430 (+3%)	3mo	$37,100	$26	74
602 Painter St	0.12mi	3/1.5	1,466 (+6%)	15mo	$128,000	$87	71
112 Wall St	0.32mi	3/1.5	1,456 (+5%)	8mo	$28,000	$19	69
1032 Broadford Rd	0.17mi	3/1.0	1,548 (+11%)	19mo	$8,500	$5	57
611 S Chestnut St	0.47mi	3/1.0	1,428 (+3%)	20mo	$149,900	$105	56
601 S Broadway St	0.36mi	2/2.0 (-1)	1,549 (+11%)	2mo	$155,000	$100	53
43 4th Ave	0.40mi	3/1.0	1,550 (+12%)	12mo	$145,000	$94	52
106 King St	0.73mi	3/2.0	1,328 (-4%)	9mo	$198,700	$150	47
34 4th Ave	0.37mi	2/1.0 (-1)	1,200 (-14%)	19mo	$133,000	$111	39

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

Projected returns pro-forma

-0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.20×
• Total profit: $4,096
• Equity at exit: $21,451

10-year hold

• IRR: 9.5%
• Equity multiple: 2.03×
• Total profit: $21,607
• Equity at exit: $25,525

Cash invested: $21,000 (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 15631

• Home prices YoY: -0.1%
• Active inventory: 5
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $103

Break-even live

Break-even rent $669

Max offer price $75,000

Occupancy floor 82%

Sensitivity live

Price	-10% $146	-5% $125	+0% $103	+5% $82	+10% $61
Rent	-10% $40	-5% $72	+0% $103	+5% $135	+10% $167
Rate	-1.0pp $141	-0.5pp $122	base $103	+0.5pp $84	+1.0pp $64

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 Brown St Apt b Everson, PA	2.0	1.0	1000	$800	$0.80	24d	1	0.09mi

Listing history 9 events

1. 2026-06-21
   days on market $75,000 Active 12 DOM
2. 2026-06-18
   days on market $75,000 Active 10 DOM
3. 2026-06-17
   days on market $75,000 Active 9 DOM
4. 2026-06-16
   days on market $75,000 Active 8 DOM
5. 2026-06-15
   days on market $75,000 Active 7 DOM
6. 2026-06-13
   days on market $75,000 Active 5 DOM
7. 2026-06-12
   days on market $75,000 Active 4 DOM
8. 2026-06-09
   remarks 97-char remark
9. 2026-06-09
   listed $75,000 Active 1 DOM

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 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: $9,600
• − Mortgage interest: −$4,201
• − Property taxes: −$1,250
• − Insurance: −$375
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,182
• Taxable income: $56
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,226/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: Southmoreland SD
• NCES district ID: 4222410
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 51% ▼ -19.00%
• Median HH income: $43,274
• Composite: 33.76/100
• National rank: #5368
• State rank: #359 of 539 in PA

Livability — Everson

• Score: 71/100
• State rank: #676
• US rank: #6592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everson, PA
• City population: 656
• Population (ZIP): 656

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 (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 2%
• Common ancestry: Romanian 14% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -0.09%
• Current HPI: 164.6774
• 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

+63.4% since first listed

9 events — show timeline

• 2026-06-08 Listed $75,000 West Penn MLS
• 2021-03-25 Listed $44,900 West Penn MLS
• 2014-06-25 Sold (Public Records) $39,900 Public Records
• 2014-03-26 Delisted — West Penn MLS
• 2013-03-26 Listed $39,900 West Penn MLS
• 2012-07-21 Delisted — West Penn MLS
• 2011-07-22 Listed $45,900 West Penn MLS
• 2011-06-07 Delisted — West Penn MLS
• 2010-06-07 Listed $45,900 West Penn MLS

Property tax history

+3.3%/yr

Latest (2026): $1,250 · +2.3% YoY. Source: county tax records.