112 Schoolhouse Rd · Grindstone, PA 15442

$90,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 68 Days on market

Built 1950 0.91 ac lot $82/sqft · 404% above area

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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
• Appreciation +6.3/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-bedroom, 1.5-bath home set on a spacious, scenic double lot (. 91acres) with plenty of room to enjoy the outdoors. Inside, the home offers a comfortable layout with a bright living area, a large dining space, and a functional kitchen with ample cabinetry. A unique loft area adds extra versatility—perfect for storage or a cozy retreat. Both bedrooms are well-sized, and the home includes a full bath plus a convenient half bath. Step outside to a raised deck overlooking the expansive yard, ideal for relaxing or entertaining. The property also features mature trees, open green space, a storage shed, and a lower-level garage. A great opportunity for those seeking space, charm, and potential in a peaceful setting.

Key facts

• Double lot
• Open green space
• Raised deck

Tags

• DOUBLE LOT
• LOFT AREA
• RAISED DECK
• MATURE TREES
• STORAGE SHED
• OPEN GREEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,540 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Frazier SD (rural): math 25% / reading 52% proficiency, ranked #371 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 ($622 loan paydown + $2k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.52%
• DSCR: 2.40
• GRM: 4.7

CMA / ARV

• ARV (median comp): $17,846
• List price: $90,000
• Delta: 404.33%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Speers Rd	0.63mi	2/1.0	1,225 (+12%)	11mo	$145,000	$118	41

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

Projected returns pro-forma

2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 3.03×
• Total profit: $51,047
• Equity at exit: $38,373

10-year hold

• IRR: 37.1%
• Equity multiple: 5.97×
• Total profit: $125,154
• Equity at exit: $57,558

Cash invested: $25,200 (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 15442

• Home prices YoY: 1.8%
• Active inventory: 7
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $662

Break-even live

Break-even rent $761

Max offer price $90,000

Occupancy floor 54%

Sensitivity live

Price	-10% $713	-5% $687	+0% $662	+5% $637	+10% $611
Rent	-10% $536	-5% $599	+0% $662	+5% $725	+10% $788
Rate	-1.0pp $707	-0.5pp $685	base $662	+0.5pp $639	+1.0pp $615

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $90,000 Active 68 DOM
2. 2026-06-18
   days on market $90,000 Active 66 DOM
3. 2026-06-17
   days on market $90,000 Active 65 DOM
4. 2026-06-16
   days on market $90,000 Active 64 DOM
5. 2026-06-15
   days on market $90,000 Active 63 DOM
6. 2026-06-13
   days on market $90,000 Active 61 DOM
7. 2026-06-12
   days on market $90,000 Active 60 DOM
8. 2026-06-09
   days on market $90,000 Active 57 DOM
9. 2026-06-08
   days on market $90,000 Active 56 DOM
10. 2026-06-08
    days on market $90,000 Active 55 DOM
11. 2026-06-07
    days on market $90,000 Active 54 DOM
12. 2026-06-04
    days on market $90,000 Active 51 DOM
13. 2026-06-02
    days on market $90,000 Active 50 DOM
14. 2026-06-01
    days on market $90,000 Active 49 DOM
15. 2026-05-31
    days on market $90,000 Active 48 DOM
16. 2026-05-13
    price $92,000 734-char remark

    Show marketing remark (734 chars)

    Charming 2-bedroom, 1.5-bath home set on a spacious, scenic double lot (. 91acres) with plenty of room to enjoy the outdoors. Inside, the home offers a comfortable layout with a bright living area, a large dining space, and a functional kitchen with ample cabinetry. A unique loft area adds extra versatility—perfect for storage or a cozy retreat. Both bedrooms are well-sized, and the home includes a full bath plus a convenient half bath. Step outside to a raised deck overlooking the expansive yard, ideal for relaxing or entertaining. The property also features mature trees, open green space, a storage shed, and a lower-level garage. A great opportunity for those seeking space, charm, and potential in a peaceful setting.

17. 2026-05-06
    price $94,900 734-char remark

    Show marketing remark (734 chars)

    Charming 2-bedroom, 1.5-bath home set on a spacious, scenic double lot (. 91acres) with plenty of room to enjoy the outdoors. Inside, the home offers a comfortable layout with a bright living area, a large dining space, and a functional kitchen with ample cabinetry. A unique loft area adds extra versatility—perfect for storage or a cozy retreat. Both bedrooms are well-sized, and the home includes a full bath plus a convenient half bath. Step outside to a raised deck overlooking the expansive yard, ideal for relaxing or entertaining. The property also features mature trees, open green space, a storage shed, and a lower-level garage. A great opportunity for those seeking space, charm, and potential in a peaceful setting.

18. 2026-04-13
    listed $99,999 Active 734-char remark

    Show marketing remark (734 chars)

    Charming 2-bedroom, 1.5-bath home set on a spacious, scenic double lot (. 91acres) with plenty of room to enjoy the outdoors. Inside, the home offers a comfortable layout with a bright living area, a large dining space, and a functional kitchen with ample cabinetry. A unique loft area adds extra versatility—perfect for storage or a cozy retreat. Both bedrooms are well-sized, and the home includes a full bath plus a convenient half bath. Step outside to a raised deck overlooking the expansive yard, ideal for relaxing or entertaining. The property also features mature trees, open green space, a storage shed, and a lower-level garage. A great opportunity for those seeking space, charm, and potential in a peaceful setting.

19. 2006-03-31
    soldstatus $81,500

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$159/yr (+$13/mo · 14.4%)

ⓘ 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 ≥97°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: $19,192
• − Mortgage interest: −$5,041
• − Property taxes: −$1,104
• − Insurance: −$450
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$2,618
• Taxable income: $6,908
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $6,286/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: Frazier SD
• NCES district ID: 4210350
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $46,463
• Composite: 32.8/100
• National rank: #5628
• State rank: #371 of 539 in PA

Livability — Grindstone

• Score: 59/100
• State rank: #1540
• US rank: #20253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grindstone, PA
• Population (ZIP): 2,521

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 8% Italian 1% Lithuanian 1%
• Foreign-born: 0% · South Korea
• Languages at home: 99% English-only · Other Indo-European 0%

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: ▲ 2.58%
• Current HPI: 143.1025
• 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

+12.9% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $92,000 West Penn MLS
• 2026-05-06 Price Changed $94,900 West Penn MLS
• 2026-04-13 Listed $99,999 West Penn MLS
• 2006-03-31 Sold (Public Records) $81,500 Public Records

Property tax history

+4.9%/yr

Latest (2026): $1,104 · +3.8% YoY. Source: county tax records.