130 Carr Ave · Menallen, PA 15468

$49,900

2 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 55 Days on market

Built 1900 0.26 ac lot $30/sqft · 55% below area ↓ 9% 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
• Appreciation +5.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 130 Carr Ave in New Salem, a charming opportunity whether you're looking for your next home or a smart investment. This property features a nice size, flat lot with plenty of parking, offering both convenience and flexibility for everyday living or entertaining. Inside, you will find good-sized rooms with a comfortable layout and plenty of potential to make the space your own. Natural light flows throughout, creating a warm and inviting feel. Seller financing is available, opening the door for buyers who may be looking for alternative purchasing options. Whether you're a first-time buyer, investor, or someone ready to create a personalized space, this property is full of possibil

Key facts

• Flat lot
• Plenty of parking
• Natural light

Tags

• FLAT LOT
• PLENTY OF PARKING
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Off-street parking

Interior

• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Has basement; Has fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Uniontown Area SD (suburban): math 27% / reading 49% proficiency, ranked #392 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $576 of equity ($345 loan paydown + $231 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.05% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.91%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $109,701
• List price: $49,900
• Delta: -54.51%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Bell St	0.39mi	3/1.5 (+1)	1,600 (-3%)	17mo	$72,100	$45	55

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

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 3.09×
• Total profit: $29,244
• Equity at exit: $15,653

10-year hold

• IRR: 44.1%
• Equity multiple: 6.11×
• Total profit: $71,443
• Equity at exit: $19,771

Cash invested: $13,972 (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 15468

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $465

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 50%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $49,900 Active 55 DOM
2. 2026-06-17
   days on market $49,900 Active 54 DOM
3. 2026-06-16
   days on market $49,900 Active 53 DOM
4. 2026-06-15
   days on market $49,900 Active 52 DOM
5. 2026-06-13
   days on market $49,900 Active 50 DOM
6. 2026-06-12
   days on market $49,900 Active 49 DOM
7. 2026-06-09
   days on market $49,900 Active 46 DOM
8. 2026-06-08
   days on market $49,900 Active 45 DOM
9. 2026-06-08
   days on market $49,900 Active 44 DOM
10. 2026-06-07
    days on market $49,900 Active 43 DOM
11. 2026-06-04
    days on market $49,900 Active 40 DOM
12. 2026-06-02
    days on market $49,900 Active 39 DOM
13. 2026-06-01
    days on market $49,900 Active 38 DOM
14. 2026-05-31
    days on market $49,900 Active 37 DOM
15. 2026-04-24
    listed $54,900 Active 800-char remark

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$19/yr (+$2/mo · 2.5%)

ⓘ 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 2/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,300
• − Mortgage interest: −$2,795
• − Property taxes: −$751
• − Insurance: −$250
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$1,452
• Taxable income: $5,084
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $4,356/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: Uniontown Area SD
• NCES district ID: 4224150
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $36,744
• Composite: 31.48/100
• National rank: #5977
• State rank: #392 of 539 in PA

Livability — Menallen

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,230

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Lithuanian 9% Italian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▲ 0.46%
• Current HPI: 135.7723
• 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

-9.1% since first listed

2 events — show timeline

• 2026-05-27 Price Changed $49,900 West Penn MLS
• 2026-04-24 Listed $54,900 West Penn MLS

Property tax history

+3.2%/yr

Latest (2026): $751 · +3.5% YoY. Source: county tax records.