65 Sandrock Rd · Vanderbilt, PA 15486

$75,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 57 Days on market

Built 1940 0.37 ac lot $76/sqft · 41% below area Est $126k · 41% under

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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 +9.1/10.0
• Appreciation +6.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

Key facts

• 0.37 acre lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,293 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D+, employment D+.
• 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: 8 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 $3k of equity ($519 loan paydown + $2k appreciation (3.1% 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 (3.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1940 — 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. Schools are D-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 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: 1.41% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.02%
• DSCR: 1.76
• GRM: 5.9

CMA / ARV

• ARV (median comp): $126,423
• List price: $75,000
• Delta: -40.68%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.36×
• Total profit: $28,599
• Equity at exit: $34,323

10-year hold

• IRR: 24.6%
• Equity multiple: 4.55×
• Total profit: $74,574
• Equity at exit: $53,366

Cash invested: $21,000 (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 15486

• Home prices YoY: 1.9%
• Active inventory: 8
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $298

Break-even live

Break-even rent $681

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $340	-5% $319	+0% $298	+5% $277	+10% $255
Rent	-10% $214	-5% $256	+0% $298	+5% $340	+10% $381
Rate	-1.0pp $336	-0.5pp $317	base $298	+0.5pp $278	+1.0pp $259

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-08
   price $75,000 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

2. 2026-03-25
   listed $80,000 Active 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

3. 2025-12-17
   price $68,000 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

4. 2025-10-29
   price $70,000 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

5. 2025-10-01
   price $75,000 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

6. 2025-09-24
   price $80,000 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

7. 2025-08-27
   price $85,000 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

8. 2025-08-20
   price $90,000 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

9. 2025-08-08
   listed $100,000 Active 521-char remark

   Show marketing remark (521 chars)

   This 4-bedroom, 1-bath home offers charm and character throughout. Enjoy a cozy, sunken split-level living room with a beautiful brick fireplace featuring a brass-trimmed insert and custom wood trim. Natural light pours in through large front-facing windows, creating a bright and welcoming space. The kitchen features classic wooden cabinets, and the bath includes a full tub. Parking is available in the driveway and garage. A small front porch overlooks a peaceful view of open fields, ideal for enjoying the outdoors.

10. 2003-04-08
    soldstatus $45,000

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/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 ≥96°F today · 18 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: $12,693
• − Mortgage interest: −$4,201
• − Property taxes: −$1,358
• − Insurance: −$375
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,182
• Taxable income: $2,546
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $2,964/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 — Vanderbilt

• Score: 63/100
• State rank: #1293
• US rank: #15899

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): 2,127

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Romanian 8% Serbian 3% Iranian 2%
• Foreign-born: 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: ▲ 3.14%
• Current HPI: 164.4205
• 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

+66.7% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $75,000 West Penn MLS
• 2026-03-25 Listed $80,000 West Penn MLS
• 2025-12-17 Price Changed $68,000 West Penn MLS
• 2025-10-29 Price Changed $70,000 West Penn MLS
• 2025-10-01 Price Changed $75,000 West Penn MLS
• 2025-09-24 Price Changed $80,000 West Penn MLS
• 2025-08-27 Price Changed $85,000 West Penn MLS
• 2025-08-20 Price Changed $90,000 West Penn MLS
• 2025-08-08 Listed $100,000 West Penn MLS
• 2003-04-08 Sold (Public Records) $45,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $1,358 · +3.5% YoY. Source: county tax records.