207 Depot St · Youngwood, PA 15697

$240,000

8 bd · 4.0 ba · — sqft · MultiFamily · 21 Days on market

Good condition 3,998 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Step into a well-maintained fourplex in the heart of Youngwood—perfectly placed near the local community college and surrounded by the everyday conveniences renters value most. With quick access to major roadways, shopping, dining, and essential amenities, this property delivers the kind of location that keeps units filled and income steady. This versatile building includes: One 2BR/1BA unit ideal for long-term tenants Two 1BR/1BA units offering comfort and efficiency A small office with half bath—a unique income-boosting bonus Tenants and visitors benefit from on- and off-street parking, while the property’s clean, well-kept condition enhances curb appeal and

Key facts

• 3,998 sq ft lot
• 4 parking spots
• Listed 21 days

Tags

• WELL MAINTAINED FOURPLEX
• QUICK ACCESS TO MAJOR ROADWAYS
• UNIQUE INCOME BOOSTING BONUS
• ON AND OFF STREET PARKING
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Gross rental income reported at $26,100; Insurance expense reported at $1,017; Owner-reported actual rents: $125; $650; $650; $750; Vacancy allowance reported (value shown)

Exterior

• Parking: Total of 4 parking spaces
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-family building with 4 total units
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Off-street and on-street parking available; Public transportation nearby

Interior

• Bedrooms: One 1-bedroom unit (x2); One 2-bedroom unit; One studio/1-bedroom unit with a half bath
• Bathrooms: Three units with one full bathroom each; One unit with one half bathroom
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.0ba + 2×1.0bd/1.0ba + 1×1.0bd/0.5ba units multifamily listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $269/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 1.7% in Youngwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#1,463 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Hempfield Area SD (suburban): math 50% / reading 64% proficiency, ranked #90 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hempfield Area Shs (math 73% / reading 24%, grade D, #151 of 437 statewide, top 35%, 1,661 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 27 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

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 + 3.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,400 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.44% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.19%
• DSCR: 1.85
• GRM: 5.8

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
120-122 N 4th St	0.12mi	8/5.0	—	3mo	$164,900	—	75

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.44×
• Total profit: $29,617
• Equity at exit: $35,785

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $114,150
• Equity at exit: $20,751

Cash invested: $67,200 (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 15697

• Home prices YoY: -17.3%
• Active inventory: 27
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $3,460 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $1,075

Break-even live

Break-even rent $2,099

Max offer price $240,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,241	-5% $1,158	+0% $1,075	+5% $992	+10% $909
Rent	-10% $801	-5% $938	+0% $1,075	+5% $1,211	+10% $1,348
Rate	-1.0pp $1,196	-0.5pp $1,136	base $1,075	+0.5pp $1,013	+1.0pp $949

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

Units	Beds	Baths	Est. rent
1× unit	2.0	1	$879
▸ 2× units	1.0	1	$1,720
1× unit	1.0	0.5	$860
Total (4 units)			$3,460

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $240,000 Active 21 DOM
2. 2026-06-21
   days on market $240,000 Active 20 DOM
3. 2026-06-18
   days on market $240,000 Active 17 DOM
4. 2026-06-17
   days on market $240,000 Active 16 DOM
5. 2026-06-16
   days on market $240,000 Active 15 DOM
6. 2026-06-15
   days on market $240,000 Active 14 DOM
7. 2026-06-13
   days on market $240,000 Active 12 DOM
8. 2026-06-13
   days on market $240,000 Active 11 DOM
9. 2026-06-09
   days on market $240,000 Active 8 DOM
10. 2026-06-08
    days on market $240,000 Active 7 DOM
11. 2026-06-08
    days on market $240,000 Active 6 DOM
12. 2026-06-03
    days on market $240,000 Active 2 DOM
13. 2026-06-02
    remarks 681-char remark
14. 2026-06-02
    listed $240,000 Active 1 DOM

ⓘ 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: $41,520
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,322
• − Management: −$3,322
• − Depreciation: −$6,982
• Taxable income: $9,651
• Est. tax owed @ 24.0%: −$2,316
• After-tax cash flow: $10,581/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 · 6 photos

Good 75/100 Cosmetic rehab

This fourplex is in good condition with minimal repairs needed. Painting the exterior siding and improving landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value
• Both Landscaping improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

ⓘ 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: Hempfield Area SD
• NCES district ID: 4211760
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $54,928
• Composite: 49.01/100
• National rank: #2066
• State rank: #90 of 539 in PA

Livability — Youngwood

• Score: 60/100
• State rank: #1463
• US rank: #18873

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: Youngwood, PA
• City population: 2,906
• Population (ZIP): 2,906

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 5%
• Common ancestry: Romanian 11% Iranian 4% Italian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 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: ▼ -31.15%
• Current HPI: 149.3045
• 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

• 2026-06-01 Listed $240,000 West Penn MLS