126 Shoaf Rd · Smithfield, PA 15478

$17,900

2 bd · 1.0 ba · 1,054 sqft · MultiFamily public records · 58 Days on market

Built 1900 4,251 sqft lot $17/sqft · 91% below area

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Why this score? — see what drove the C- 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
• Appreciation +7.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 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

Two Bed one bath 1/2 duplex in Shoaf, room for possible 3rd bedroom. Large kitchen, first floor laundry, basement, side deck/porch, shed, off street parking in rear. Would make good investment property or starter home for someone looking for a project. Close to route 119 and route 21

Key facts

• Close to route 119
• Close to route 21
• Off street parking

Tags

• LARGE KITCHEN
• FIRST FLOOR LAUNDRY
• SIDE DECK
• OFF STREET PARKING
• CLOSE TO ROUTE 119
• CLOSE TO ROUTE 21

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,189 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 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 $944 of equity ($124 loan paydown + $820 appreciation (4.6% 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 (4.6% appreciation + 3.0% rent growth), your $5k 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 ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $17,363 (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 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 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: 9.38% ✓
• Cap rate: 86.30%
• Cash-on-cash: 285.74%
• DSCR: 13.71
• GRM: 0.9

CMA / ARV

• ARV (median comp): $194,379
• List price: $17,900
• Delta: -90.79%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

4.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 16.91×
• Total profit: $79,740
• Equity at exit: $9,689

10-year hold

• IRR: —
• Equity multiple: 36.04×
• Total profit: $175,613
• Equity at exit: $16,358

Cash invested: $5,012 (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 15478

• Home prices YoY: 2.0%
• Active inventory: 16
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $1,193

Break-even live

Break-even rent $168

Max offer price $17,900

Occupancy floor 24%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,680
Total (2 units)			$1,679

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $17,900 Active 58 DOM
2. 2026-06-18
   days on market $17,900 Active 57 DOM
3. 2026-06-17
   days on market $17,900 Active 56 DOM
4. 2026-06-16
   days on market $17,900 Active 55 DOM
5. 2026-06-15
   days on market $17,900 Active 54 DOM
6. 2026-06-14
   days on market $17,900 Active 52 DOM
7. 2026-06-13
   days on market $17,900 Active 51 DOM
8. 2026-06-10
   days on market $17,900 Active 49 DOM
9. 2026-06-09
   days on market $17,900 Active 48 DOM
10. 2026-06-08
    days on market $17,900 Active 47 DOM
11. 2026-06-07
    pricedays on market $17,900 Active 46 DOM
12. 2026-06-02
    days on market $24,900 Active 41 DOM
13. 2026-06-01
    days on market $24,900 Active 40 DOM
14. 2026-05-31
    days on market $24,900 Active 39 DOM
15. 2026-05-30
    days on market $24,900 Active 38 DOM
16. 2026-04-22
    listed $24,900 Active 284-char remark

    Show marketing remark (284 chars)

    Two Bed one bath 1/2 duplex in Shoaf, room for possible 3rd bedroom. Large kitchen, first floor laundry, basement, side deck/porch, shed, off street parking in rear. Would make good investment property or starter home for someone looking for a project. Close to route 119 and route 21

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $380 · $32/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 ≥98°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: $20,148
• − Mortgage interest: −$1,003
• − Property taxes: −$380
• − Insurance: −$90
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$521
• Taxable income: $14,932
• Est. tax owed @ 24.0%: −$3,584
• After-tax cash flow: $10,738/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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Smithfield

• Score: 64/100
• State rank: #1189
• US rank: #13921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,679

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 7% Iranian 3% Serbian 2%
• Foreign-born: 0% · China

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: ▲ 4.58%
• Current HPI: 235.5887
• 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

1 event — show timeline

• 2026-04-22 Listed $24,900 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $380 · +0.0% YoY. Source: county tax records.