421-423 Georgetown Rd · Cecil, PA 15055

$215,000

4 bd · 2.0 ba · — sqft · MultiFamily · 76 Days on market

Built 1914 8,929 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Fully occupied side-by-side duplex offering a solid investment opportunity with long-term tenants already in place. Each unit features 2 bedrooms, 1 full bathroom, and an eat-in kitchen, along with a covered front porch and a flat yard. Separate utilities for each unit add convenience and efficiency. The property includes ample off-street parking, forced air heating, and central air conditioning. A brand-new roof adds significant value and peace of mind. With some cosmetic updates, this duplex presents a great chance to build equity and increase returns.

Key facts

• Covered front porch
• Separate utilities
• Forced air heating

Tags

• EAT-IN KITCHEN
• COVERED FRONT PORCH
• FLAT YARD
• SEPARATE UTILITIES
• AMPLE OFF-STREET PARKING
• FORCED AIR HEATING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $876/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Canon-Mcmillan SD (suburban): math 49% / reading 72% proficiency, ranked #66 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.1% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.91% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.92%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325-327 First St	0.13mi	4/4.0	—	1mo	$252,000	—	73
349-351 First St	0.19mi	4/4.0	—	1mo	$230,000	—	70

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

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 3.50×
• Total profit: $150,717
• Equity at exit: $110,711

10-year hold

• IRR: 41.1%
• Equity multiple: 7.06×
• Total profit: $364,792
• Equity at exit: $182,448

Cash invested: $60,200 (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 15055

• Home prices YoY: 2.3%
• Active inventory: 6
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $4,098 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $1,752

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,900	-5% $1,826	+0% $1,752	+5% $1,677	+10% $1,603
Rent	-10% $1,428	-5% $1,590	+0% $1,752	+5% $1,913	+10% $2,075
Rate	-1.0pp $1,860	-0.5pp $1,806	base $1,752	+0.5pp $1,696	+1.0pp $1,639

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,098
Total (2 units)			$4,098

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Hidden Valley Rd Canonsburg, PA	3.0	2.0	—	$2,200	—	4d	1	1.23mi
2553 Hunting Ridge Trl Bridgeville, PA	3.0	1.5	1311	$1,950	$1.49	3d	1	1.23mi
531 Hunters Path Rd Bridgeville, PA	3.0	2.5	1400	$1,900	$1.36	2d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $215,000 Active 76 DOM
2. 2026-06-17
   days on market $215,000 Active 75 DOM
3. 2026-06-16
   days on market $215,000 Active 74 DOM
4. 2026-06-15
   days on market $215,000 Active 73 DOM
5. 2026-06-13
   days on market $215,000 Active 71 DOM
6. 2026-06-09
   days on market $215,000 Active 67 DOM
7. 2026-06-08
   days on market $215,000 Active 66 DOM
8. 2026-06-07
   days on market $215,000 Active 65 DOM
9. 2026-06-03
   days on market $215,000 Active 61 DOM
10. 2026-06-02
    days on market $215,000 Active 60 DOM
11. 2026-06-01
    days on market $215,000 Active 59 DOM
12. 2026-05-31
    days on market $215,000 Active 58 DOM
13. 2026-04-03
    listed $215,000 Active 560-char remark

    Show marketing remark (560 chars)

    Fully occupied side-by-side duplex offering a solid investment opportunity with long-term tenants already in place. Each unit features 2 bedrooms, 1 full bathroom, and an eat-in kitchen, along with a covered front porch and a flat yard. Separate utilities for each unit add convenience and efficiency. The property includes ample off-street parking, forced air heating, and central air conditioning. A brand-new roof adds significant value and peace of mind. With some cosmetic updates, this duplex presents a great chance to build equity and increase returns.

14. 2018-04-12
    historical Expired 249-char remark

    Show marketing remark (249 chars)

    Gas forced air & central air in each unit, all separate utilities, public water, septic sewage, 421 has 1 parking spot & shed, 423 has 2 parking spots, all off street parking, new roof- 2016, appliances in the units belong to the tenants

15. 2017-09-18
    status Active 249-char remark

    Show marketing remark (249 chars)

    Gas forced air & central air in each unit, all separate utilities, public water, septic sewage, 421 has 1 parking spot & shed, 423 has 2 parking spots, all off street parking, new roof- 2016, appliances in the units belong to the tenants

16. 2017-09-05
    historical Contingent 249-char remark

    Show marketing remark (249 chars)

    Gas forced air & central air in each unit, all separate utilities, public water, septic sewage, 421 has 1 parking spot & shed, 423 has 2 parking spots, all off street parking, new roof- 2016, appliances in the units belong to the tenants

17. 2017-05-11
    price $115,000 249-char remark

    Show marketing remark (249 chars)

    Gas forced air & central air in each unit, all separate utilities, public water, septic sewage, 421 has 1 parking spot & shed, 423 has 2 parking spots, all off street parking, new roof- 2016, appliances in the units belong to the tenants

18. 2017-04-13
    listed $125,000 Active 249-char remark

    Show marketing remark (249 chars)

    Gas forced air & central air in each unit, all separate utilities, public water, septic sewage, 421 has 1 parking spot & shed, 423 has 2 parking spots, all off street parking, new roof- 2016, appliances in the units belong to the tenants

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

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 ≥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: $49,176
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,934
• − Management: −$3,934
• − Depreciation: −$6,255
• Taxable income: $18,710
• Est. tax owed @ 24.0%: −$4,490
• After-tax cash flow: $16,529/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: Canon-Mcmillan SD
• NCES district ID: 4204890
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $62,946
• Composite: 52.63/100
• National rank: #1557
• State rank: #66 of 539 in PA

Livability — Cecil

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lawrence, PA
• Population (ZIP): 1,205

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 12% Scotch-Irish 3% Serbian 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 180.9306
• 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

+72.0% since first listed

6 events — show timeline

• 2026-04-03 Listed $215,000 West Penn MLS
• 2018-04-12 Delisted — West Penn MLS
• 2017-09-18 Relisted — West Penn MLS
• 2017-09-05 Contingent — West Penn MLS
• 2017-05-11 Price Changed $115,000 West Penn MLS
• 2017-04-13 Listed $125,000 West Penn MLS