5459 Logan Ferry Rd · Murrysville, PA 15668

$104,900

4 bd · 1.0 ba · 2,283 sqft · Other public records · 43 Days on market

Built 1948 2.00 ac lot $46/sqft · 72% below area ↓ 45% 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 +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD STRICTLY "AS IS" CONDITION. NICE 2 ACRES, GREAT LOCATION, LARGE ROOMS, NEEDS WORK, WOODED PROPERTY. SOME NEWER WINDOWS. NEWER HOT WATER TANK.

Key facts

• Walk out access
• Decorative fireplace
• Bright 2 season room

Tags

• PRIVATE 2 ACRE WOODED LOT
• TWO BEDROOM OPTIONS
• DECORATIVE FIREPLACE
• BRIGHT 2 SEASON ROOM
• FULL OPEN BASEMENT
• WALK OUT ACCESS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank
• Home design: Frame construction; 2-story house; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Off-street parking; Lot dimensions approximately 303 x 299 x 306 x 294

Interior

• Kitchen: Kitchen (Main level, 14x12)
• Bedrooms: Main-level bedroom (10x10); Main-level bedroom (12x10); Upper-level bedroom (17x17); Upper-level bedroom (18x17)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Full walk-out basement; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 2.4% in Murrysville — 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 75/100 on livability (#472 in PA, #4,346 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Franklin Regional SD (suburban): math 62% / reading 77% proficiency, ranked #20 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 80 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 $725 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1948 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.02% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.01%
• DSCR: 2.60
• GRM: 4.1

CMA / ARV

• ARV (median comp): $377,916
• List price: $104,900
• Delta: -72.24%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.8%
• Equity multiple: 2.34×
• Total profit: $39,220
• Equity at exit: $15,641

10-year hold

• IRR: 38.9%
• Equity multiple: 4.63×
• Total profit: $106,749
• Equity at exit: $9,070

Cash invested: $29,372 (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 15668

• Home prices YoY: -23.8%
• Active inventory: 80
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$201 /mo · $2,408/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $882

Break-even live

Break-even rent $1,006

Max offer price $104,900

Occupancy floor 53%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $104,900 Active 43 DOM
2. 2026-06-17
   days on market $104,900 Active 42 DOM
3. 2026-06-16
   days on market $104,900 Active 41 DOM
4. 2026-06-15
   days on market $104,900 Active 40 DOM
5. 2026-06-13
   days on market $104,900 Active 38 DOM
6. 2026-06-09
   days on market $104,900 Active 34 DOM
7. 2026-06-08
   days on market $104,900 Active 33 DOM
8. 2026-06-07
   days on market $104,900 Active 32 DOM
9. 2026-06-05
   pricedays on market $104,900 Active 29 DOM
10. 2026-06-03
    days on market $119,900 Active 28 DOM
11. 2026-06-02
    days on market $119,900 Active 27 DOM
12. 2026-06-01
    days on market $119,900 Active 26 DOM
13. 2026-05-31
    days on market $119,900 Active 25 DOM
14. 2026-05-06
    listed $119,900 Active 834-char remark
15. 2024-11-26
    historical Expired 156-char remark

    Show marketing remark (156 chars)

    SOLD STRICTLY "AS IS" CONDITION. NICE 2 ACRES, GREAT LOCATION, LARGE ROOMS, NEEDS WORK, WOODED PROPERTY. SOME NEWER WINDOWS. NEWER HOT WATER TANK.

16. 2024-09-27
    historical Contingent 156-char remark

    Show marketing remark (156 chars)

    SOLD STRICTLY "AS IS" CONDITION. NICE 2 ACRES, GREAT LOCATION, LARGE ROOMS, NEEDS WORK, WOODED PROPERTY. SOME NEWER WINDOWS. NEWER HOT WATER TANK.

17. 2024-02-12
    price $149,000 156-char remark

    Show marketing remark (156 chars)

    SOLD STRICTLY "AS IS" CONDITION. NICE 2 ACRES, GREAT LOCATION, LARGE ROOMS, NEEDS WORK, WOODED PROPERTY. SOME NEWER WINDOWS. NEWER HOT WATER TANK.

18. 2024-01-05
    price $169,900 156-char remark

    Show marketing remark (156 chars)

    SOLD STRICTLY "AS IS" CONDITION. NICE 2 ACRES, GREAT LOCATION, LARGE ROOMS, NEEDS WORK, WOODED PROPERTY. SOME NEWER WINDOWS. NEWER HOT WATER TANK.

19. 2023-11-27
    listed $189,900 Active 156-char remark

    Show marketing remark (156 chars)

    SOLD STRICTLY "AS IS" CONDITION. NICE 2 ACRES, GREAT LOCATION, LARGE ROOMS, NEEDS WORK, WOODED PROPERTY. SOME NEWER WINDOWS. NEWER HOT WATER TANK.

ⓘ 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: $2,408 · $201/mo
• Projected year-2 tax: $2,408 · $201/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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,458
• − Mortgage interest: −$5,876
• − Property taxes: −$2,408
• − Insurance: −$524
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$3,052
• Taxable income: $9,525
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $8,292/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: Franklin Regional SD
• NCES district ID: 4210230
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $80,722
• Composite: 61.83/100
• National rank: #730
• State rank: #20 of 539 in PA

Livability — Murrysville

• Score: 75/100
• State rank: #472
• US rank: #4346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrysville, PA
• City population: 23,363
• Population (ZIP): 14,477

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, South Korea
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -74.13%
• Current HPI: 237.0143
• 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

-44.8% since first listed

7 events — show timeline

• 2026-06-03 Price Changed $104,900 West Penn MLS
• 2026-05-06 Listed $119,900 West Penn MLS
• 2024-11-26 Delisted — West Penn MLS
• 2024-09-27 Contingent — West Penn MLS
• 2024-02-12 Price Changed $149,000 West Penn MLS
• 2024-01-05 Price Changed $169,900 West Penn MLS
• 2023-11-27 Listed $189,900 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $2,408 · +0.0% YoY. Source: county tax records.