2245 Raymond Ave · Loyalhanna, PA 15650

$242,000

7 bd · 5.0 ba · — sqft · MultiFamily · 93 Days on market

Built 1930 Good condition 0.50 ac lot ↓ 12% 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
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

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

One-of-a-kind Opportunity-Live Beautifully & Earn Income! This truly unique property offers the best of both worlds: a stunning, completely refurbished 2 story single family 3 bedroom home paired with a detached 4plex income property tucked in the rear of the lot. 2 Story home has been renovated & is beautiful inside featuring modern finishes - move in ready! Behind the home sits a 4 unit ranch building- providing steady income & incredible investment! All completely rented! Weather you're an owner occupant looking to offset your mortgage or an investor seeking a versatile, high-value property, this setup is hard to find & even harder to beat! Live in luxury, generate income or expand your portfolio- all in one exceptional property! Opportunities like this don't come around often! All the rear units are rented. Front home is vacant! Regarding the 4plex: Owner pays the water/sewage/trash. Tenants pays the electric/heat. The home and the 4 plex are separate utilities.

Key facts

• Separate utilities
• Modern finishes
• 0.5 acre lot

Tags

• DETACHED 4PLEX INCOME PROPERTY
• MODERN FINISHES
• 4 UNIT RANCH BUILDING
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 7-bed/5.0-bath multifamily listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $242k).
• Recommended offer: $220k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#937 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Derry Area SD (rural): math 41% / reading 62% proficiency, ranked #169 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.2%/yr); 110 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• At $4,974/mo this rent would consume 94% of the median local household income ($63k/yr) (locally 714% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $68k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,220 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.97%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2245 Raymond Ave	0.00mi	7/5.0	—	0mo	$209,000	—	87

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

Projected returns pro-forma

-3.0% appreciation · 6.19% rent growth · sell at horizon

5-year hold

• IRR: 39.9%
• Equity multiple: 2.79×
• Total profit: $121,088
• Equity at exit: $36,083

10-year hold

• IRR: 47.8%
• Equity multiple: 6.36×
• Total profit: $363,038
• Equity at exit: $20,924

Cash invested: $67,760 (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 15650

• Rents YoY: 6.2%
• Active inventory: 110
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $4,974 high
• Mortgage (P&I): −$1,269
• Tax est. 1.5%: −$302 /mo · $3,630/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,045
• Net cashflow: $2,257

Break-even live

Break-even rent $2,117

Max offer price $242,000

Occupancy floor 50%

Sensitivity live

Price	-10% $2,424	-5% $2,341	+0% $2,257	+5% $2,173	+10% $2,090
Rent	-10% $1,864	-5% $2,061	+0% $2,257	+5% $2,454	+10% $2,650
Rate	-1.0pp $2,379	-0.5pp $2,319	base $2,257	+0.5pp $2,194	+1.0pp $2,131

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,091
▸ 4× units	1	1	$3,884
Total (5 units)			$4,974

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-03
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   One-of-a-kind Opportunity-Live Beautifully & Earn Income! This truly unique property offers the best of both worlds: a stunning, completely refurbished 2 story single family 3 bedroom home paired with a detached 4plex income property tucked in the rear of the lot. 2 Story home has been renovated & is beautiful inside featuring modern finishes - move in ready! Behind the home sits a 4 unit ranch building- providing steady income & incredible investment! All completely rented! Weather you're an owner occupant looking to offset your mortgage or an investor seeking a versatile, high-value property, this setup is hard to find & even harder to beat! Live in luxury, generate income or expand your portfolio- all in one exceptional property! Opportunities like this don't come around often! All the rear units are rented. Front home is vacant! Regarding the 4plex: Owner pays the water/sewage/trash. Tenants pays the electric/heat. The home and the 4 plex are separate utilities.

2. 2026-03-16
   price $242,000 1005-char remark

   Show marketing remark (1005 chars)

   One-of-a-kind Opportunity-Live Beautifully & Earn Income! This truly unique property offers the best of both worlds: a stunning, completely refurbished 2 story single family 3 bedroom home paired with a detached 4plex income property tucked in the rear of the lot. 2 Story home has been renovated & is beautiful inside featuring modern finishes - move in ready! Behind the home sits a 4 unit ranch building- providing steady income & incredible investment! All completely rented! Weather you're an owner occupant looking to offset your mortgage or an investor seeking a versatile, high-value property, this setup is hard to find & even harder to beat! Live in luxury, generate income or expand your portfolio- all in one exceptional property! Opportunities like this don't come around often! All the rear units are rented. Front home is vacant! Regarding the 4plex: Owner pays the water/sewage/trash. Tenants pays the electric/heat. The home and the 4 plex are separate utilities.

3. 2026-02-21
   status Active 1005-char remark

   Show marketing remark (1005 chars)

   One-of-a-kind Opportunity-Live Beautifully & Earn Income! This truly unique property offers the best of both worlds: a stunning, completely refurbished 2 story single family 3 bedroom home paired with a detached 4plex income property tucked in the rear of the lot. 2 Story home has been renovated & is beautiful inside featuring modern finishes - move in ready! Behind the home sits a 4 unit ranch building- providing steady income & incredible investment! All completely rented! Weather you're an owner occupant looking to offset your mortgage or an investor seeking a versatile, high-value property, this setup is hard to find & even harder to beat! Live in luxury, generate income or expand your portfolio- all in one exceptional property! Opportunities like this don't come around often! All the rear units are rented. Front home is vacant! Regarding the 4plex: Owner pays the water/sewage/trash. Tenants pays the electric/heat. The home and the 4 plex are separate utilities.

4. 2026-02-12
   historical Contingent 1005-char remark

   Show marketing remark (1005 chars)

   One-of-a-kind Opportunity-Live Beautifully & Earn Income! This truly unique property offers the best of both worlds: a stunning, completely refurbished 2 story single family 3 bedroom home paired with a detached 4plex income property tucked in the rear of the lot. 2 Story home has been renovated & is beautiful inside featuring modern finishes - move in ready! Behind the home sits a 4 unit ranch building- providing steady income & incredible investment! All completely rented! Weather you're an owner occupant looking to offset your mortgage or an investor seeking a versatile, high-value property, this setup is hard to find & even harder to beat! Live in luxury, generate income or expand your portfolio- all in one exceptional property! Opportunities like this don't come around often! All the rear units are rented. Front home is vacant! Regarding the 4plex: Owner pays the water/sewage/trash. Tenants pays the electric/heat. The home and the 4 plex are separate utilities.

5. 2026-01-29
   listed $275,000 Active 1005-char remark

   Show marketing remark (1005 chars)

   One-of-a-kind Opportunity-Live Beautifully & Earn Income! This truly unique property offers the best of both worlds: a stunning, completely refurbished 2 story single family 3 bedroom home paired with a detached 4plex income property tucked in the rear of the lot. 2 Story home has been renovated & is beautiful inside featuring modern finishes - move in ready! Behind the home sits a 4 unit ranch building- providing steady income & incredible investment! All completely rented! Weather you're an owner occupant looking to offset your mortgage or an investor seeking a versatile, high-value property, this setup is hard to find & even harder to beat! Live in luxury, generate income or expand your portfolio- all in one exceptional property! Opportunities like this don't come around often! All the rear units are rented. Front home is vacant! Regarding the 4plex: Owner pays the water/sewage/trash. Tenants pays the electric/heat. The home and the 4 plex are separate utilities.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $59,688
• − Mortgage interest: −$13,556
• − Property taxes: −$3,630
• − Insurance: −$1,210
• − Repairs & maintenance: −$4,775
• − Management: −$4,775
• − Depreciation: −$7,040
• Taxable income: $24,702
• Est. tax owed @ 24.0%: −$5,929
• After-tax cash flow: $21,156/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready, fully renovated 2-story single family home paired with a 4-unit income property offers a unique opportunity for both owner-occupants and investors. The home is in good condition with modern finishes and a well-maintained exterior, making it an attractive investment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window screens — Improves energy efficiency and aesthetics
• Both Install new front door — Enhances curb appeal and security
• Resale Upgrade kitchen appliances — Modernizes the kitchen and appeals to buyers
• Resale Install new bathroom fixtures — Modernizes the bathrooms and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑
• Both Install new front door — Enhances curb appeal and security ↑
• Resale Upgrade kitchen appliances — Modernizes the kitchen and appeals to buyers ↑
• Resale Install new bathroom fixtures — Modernizes the bathrooms and appeals to buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Derry Area SD
• NCES district ID: 4207560
• Math proficiency: 41% ▼ -13.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $44,439
• Composite: 43.42/100
• National rank: #3012
• State rank: #169 of 539 in PA

Livability — Loyalhanna

• Score: 67/100
• State rank: #937
• US rank: #10249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loyalhanna, PA
• County: Westmoreland County · 183,777 people
• City population: 831
• Metro: Pittsburgh, PA
• Population (ZIP): 26,312
• Household income: $63,305
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 714.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 10% Slovak 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -119.30%
• Current HPI: 152.0097
• Rent YoY: ▲ 6.19%
• Metro: Pittsburgh, PA
• 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

-12.0% since first listed

5 events — show timeline

• 2026-05-03 Pending — West Penn MLS
• 2026-03-16 Price Changed $242,000 West Penn MLS
• 2026-02-21 Relisted — West Penn MLS
• 2026-02-12 Contingent — West Penn MLS
• 2026-01-29 Listed $275,000 West Penn MLS