63 9th St · Lucerne Mines, PA 15754

$72,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 79 Days on market

Built 1950 10,720 sqft lot $70/sqft · 23% below area Est $94k · 23% under ↓ 4% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +7.7/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this 3-bedroom, 1-bath home that perfectly balances comfort and convenience! The home features a newer roof, plenty of off-street parking, and a flat yard ideal for outdoor fun or gardening. Enjoy two sheds for extra storage, a relaxing front porch, and a back deck that overlooks a private wooded backdrop. Inside, you’ll find a mudroom for shoes and coats, plus the convenience of first-floor laundry a large kitchen. A generous dinning room and living room complete the first floor, upstairs you will find three bedrooms. Situated in a friendly neighborhood with easy access to Indiana, Homer City, and Blairsville, this home offers a smooth commute via Routes 119, 22, and 422—making it the perfect place to call home.

Key facts

• Newer roof
• Front porch
• Off-street parking

Tags

• OFF-STREET PARKING
• NEWER ROOF
• FLAT YARD
• DEDICATED GARDENING AREA
• TWO SHEDS
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,292 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Homer-Center SD (town): math 40% / reading 59% proficiency, ranked #201 of 539 in PA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($498 loan paydown + $4k appreciation (5.3% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $93,801
• List price: $72,000
• Delta: -23.24%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 10th St	0.11mi	2/1.5 (-1)	997 (-3%)	0mo	$90,000	$90	82
107 10th St	0.08mi	2/1.0 (-1)	1,062 (+3%)	12mo	$92,000	$87	76

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

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.84×
• Total profit: $37,151
• Equity at exit: $42,203

10-year hold

• IRR: 27.6%
• Equity multiple: 5.72×
• Total profit: $95,206
• Equity at exit: $74,022

Cash invested: $20,160 (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 15754

• Home prices YoY: 4.3%
• Active inventory: 2
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $301

Break-even live

Break-even rent $679

Max offer price $72,000

Occupancy floor 67%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $72,000 Active 79 DOM
2. 2026-06-18
   days on market $72,000 Active 78 DOM
3. 2026-06-17
   days on market $72,000 Active 77 DOM
4. 2026-06-16
   days on market $72,000 Active 76 DOM
5. 2026-06-15
   days on market $72,000 Active 75 DOM
6. 2026-06-14
   days on market $72,000 Active 73 DOM
7. 2026-06-12
   days on market $72,000 Active 72 DOM
8. 2026-06-09
   days on market $72,000 Active 69 DOM
9. 2026-06-08
   days on market $72,000 Active 68 DOM
10. 2026-06-07
    days on market $72,000 Active 67 DOM
11. 2026-06-05
    days on market $72,000 Active 64 DOM
12. 2026-06-03
    days on market $72,000 Active 63 DOM
13. 2026-06-02
    days on market $72,000 Active 62 DOM
14. 2026-06-01
    days on market $72,000 Active 61 DOM
15. 2026-05-31
    days on market $72,000 Active 60 DOM
16. 2026-05-30
    days on market $72,000 Active 59 DOM
17. 2026-04-22
    price $72,000 745-char remark

    Show marketing remark (745 chars)

    Welcome to this 3-bedroom, 1-bath home that perfectly balances comfort and convenience! The home features a newer roof, plenty of off-street parking, and a flat yard ideal for outdoor fun or gardening. Enjoy two sheds for extra storage, a relaxing front porch, and a back deck that overlooks a private wooded backdrop. Inside, you’ll find a mudroom for shoes and coats, plus the convenience of first-floor laundry a large kitchen. A generous dinning room and living room complete the first floor, upstairs you will find three bedrooms. Situated in a friendly neighborhood with easy access to Indiana, Homer City, and Blairsville, this home offers a smooth commute via Routes 119, 22, and 422—making it the perfect place to call home.

18. 2026-03-30
    listed $75,000 Active 745-char remark

    Show marketing remark (745 chars)

    Welcome to this 3-bedroom, 1-bath home that perfectly balances comfort and convenience! The home features a newer roof, plenty of off-street parking, and a flat yard ideal for outdoor fun or gardening. Enjoy two sheds for extra storage, a relaxing front porch, and a back deck that overlooks a private wooded backdrop. Inside, you’ll find a mudroom for shoes and coats, plus the convenience of first-floor laundry a large kitchen. A generous dinning room and living room complete the first floor, upstairs you will find three bedrooms. Situated in a friendly neighborhood with easy access to Indiana, Homer City, and Blairsville, this home offers a smooth commute via Routes 119, 22, and 422—making it the perfect place to call home.

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,726
• − Mortgage interest: −$4,033
• − Property taxes: −$1,545
• − Insurance: −$360
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,095
• Taxable income: $2,657
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $2,980/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: Homer-Center SD
• NCES district ID: 4213290
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $43,701
• Composite: 41.69/100
• National rank: #3415
• State rank: #201 of 539 in PA

Livability — Lucerne Mines

• Score: 63/100
• State rank: #1292
• US rank: #15865

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

• Census place: Lucerne Mines, PA
• City population: 382
• Population (ZIP): 382

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Black 1%
• Common ancestry: Scotch-Irish 3%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 128.79
• 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

-4.0% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $72,000 West Penn MLS
• 2026-03-30 Listed $75,000 West Penn MLS

Property tax history

+6.0%/yr

Latest (2026): $1,545 · +2.1% YoY. Source: county tax records.