636 Pa 981 · Smithton, PA 15479

$29,000

4 bd · 1.5 ba · 5,500 sqft · MultiFamily · 58 Days on market

Built 1964 0.80 ac lot

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.8/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

This unique mixed-use opportunity features 5,500 sq. ft. of bar/tavern space plus a spacious 4-bedroom single-family home, offering exceptional income and redevelopment potential. The commercial space includes a large open layout ideal for a bar, restaurant, or entertainment venue, with excellent visibility and room to customize. Above the bar is expansive open space, presenting a prime opportunity to build out multiple apartments or loft-style units for additional rental income. The attached 4-bedroom residence provides on-site living, employee housing, or added rental revenue. The property does need some TLC, making it perfect for investors or buyers looking to add value. Being offered 100% “AS IS. ” Cash only! Owner financing available with $8000 down. The back wall requires structural repair; the current owner has a contractor quote of $19,000 for the work. With vision and updates, this property offers strong upside potential and multiple income streams.

Key facts

• Bar tavern space
• Large open layout
• Excellent visibility

Tags

• MIXED-USE OPPORTUNITY
• BAR TAVERN SPACE
• LARGE OPEN LAYOUT
• EXCELLENT VISIBILITY
• EXPANSIVE OPEN SPACE
• MULTIPLE APARTMENTS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $29k.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,643 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Yough SD (rural): math 29% / reading 51% proficiency, ranked #353 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $99 of equity ($200 loan paydown + $-101 appreciation (-0.3% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1964 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 4.98% ✓
• Cap rate: 45.22%
• Cash-on-cash: 139.03%
• DSCR: 7.19
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.25×
• Total profit: $50,723
• Equity at exit: $7,921

10-year hold

• IRR: —
• Equity multiple: 15.13×
• Total profit: $114,735
• Equity at exit: $9,131

Cash invested: $8,120 (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 15479

• Home prices YoY: -0.3%
• Active inventory: 8
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $816

Break-even live

Break-even rent $412

Max offer price $29,000

Occupancy floor 39%

Sensitivity live

Price	-10% $836	-5% $826	+0% $816	+5% $806	+10% $796
Rent	-10% $701	-5% $758	+0% $816	+5% $873	+10% $930
Rate	-1.0pp $830	-0.5pp $823	base $816	+0.5pp $808	+1.0pp $800

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   price $29,000 984-char remark

   Show marketing remark (984 chars)

   This unique mixed-use opportunity features 5,500 sq. ft. of bar/tavern space plus a spacious 4-bedroom single-family home, offering exceptional income and redevelopment potential. The commercial space includes a large open layout ideal for a bar, restaurant, or entertainment venue, with excellent visibility and room to customize. Above the bar is expansive open space, presenting a prime opportunity to build out multiple apartments or loft-style units for additional rental income. The attached 4-bedroom residence provides on-site living, employee housing, or added rental revenue. The property does need some TLC, making it perfect for investors or buyers looking to add value. Being offered 100% “AS IS. ” Cash only! Owner financing available with $8000 down. The back wall requires structural repair; the current owner has a contractor quote of $19,000 for the work. With vision and updates, this property offers strong upside potential and multiple income streams.

2. 2026-03-27
   listed $39,000 Active 984-char remark

   Show marketing remark (984 chars)

   This unique mixed-use opportunity features 5,500 sq. ft. of bar/tavern space plus a spacious 4-bedroom single-family home, offering exceptional income and redevelopment potential. The commercial space includes a large open layout ideal for a bar, restaurant, or entertainment venue, with excellent visibility and room to customize. Above the bar is expansive open space, presenting a prime opportunity to build out multiple apartments or loft-style units for additional rental income. The attached 4-bedroom residence provides on-site living, employee housing, or added rental revenue. The property does need some TLC, making it perfect for investors or buyers looking to add value. Being offered 100% “AS IS. ” Cash only! Owner financing available with $8000 down. The back wall requires structural repair; the current owner has a contractor quote of $19,000 for the work. With vision and updates, this property offers strong upside potential and multiple income streams.

3. 2024-07-03
   listed $79,900 Active 347-char remark

   Show marketing remark (347 chars)

   CALLING ALL INVESTORS!! Here is your chance to own your own business and generate multiple streams of income within one building! This property entails a single family home connected to a 12 unit hotel and bar! There is so much opportunity here! Hotel/Bar Liquor License available upon completed and approved application. Owner Financing Available

4. 2024-03-02
   listed $79,900 Active

ⓘ 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 A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $17,334
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$844
• Taxable income: $10,010
• Est. tax owed @ 24.0%: −$2,402
• After-tax cash flow: $7,384/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: Yough SD
• NCES district ID: 4221150
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $47,863
• Composite: 34.2/100
• National rank: #5268
• State rank: #353 of 539 in PA

Livability — Smithton

• Score: 56/100
• State rank: #1643
• US rank: #22690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,275

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 (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 1%
• Common ancestry: Hispanic 5% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 5%

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: ▼ -0.35%
• Current HPI: 100.299
• 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

-63.7% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $29,000 West Penn MLS
• 2026-03-27 Listed $39,000 West Penn MLS
• 2024-07-03 Listed $79,900 West Penn MLS
• 2024-03-02 Listed $79,900 West Penn MLS