133 Emery Heights Rd · Masontown, PA 15461

$44,000

1 bd · 1.0 ba · 1,771 sqft · SingleFamily public records · 56 Days on market

Built 1941 0.38 ac lot $25/sqft · 71% below area ↓ 33% 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
• Appreciation +5.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Your Blank Canvas Awaits! Calling all dreamers, DIY enthusiasts, and visionary homeowners! This home is ready for a complete transformation, featuring a generous, open floor plan, this property is the perfect "diamond in the rough" waiting for your personal touches. Imagine designing your dream kitchen and creating the showplace home you've always wanted!

Key facts

• 0.38 acre lot
• Built 1941
• Listed 55 days

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot approximately 0.377 acres; Lot dimensions: 102 x 259 x 110 x 222

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom(s) on main level
• Bathrooms: 1 full bathroom
• Interior features: Walk-out basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,115 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 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 $1k of equity ($304 loan paydown + $731 appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.30% ✓
• Cap rate: 18.15%
• Cash-on-cash: 42.35%
• DSCR: 2.88
• GRM: 3.6

CMA / ARV

• ARV (median comp): $154,157
• List price: $44,000
• Delta: -71.46%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 3.44×
• Total profit: $30,009
• Equity at exit: $16,557

10-year hold

• IRR: 47.0%
• Equity multiple: 6.85×
• Total profit: $72,092
• Equity at exit: $23,245

Cash invested: $12,320 (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 15461

• Home prices YoY: 0.8%
• Active inventory: 19
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $435

Break-even live

Break-even rent $462

Max offer price $44,000

Occupancy floor 52%

Sensitivity live

Price	-10% $460	-5% $447	+0% $435	+5% $422	+10% $410
Rent	-10% $355	-5% $395	+0% $435	+5% $475	+10% $515
Rate	-1.0pp $457	-0.5pp $446	base $435	+0.5pp $423	+1.0pp $412

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $44,000 Active 56 DOM
2. 2026-06-18
   days on market $44,000 Active 55 DOM
3. 2026-06-17
   days on market $44,000 Active 54 DOM
4. 2026-06-16
   days on market $44,000 Active 53 DOM
5. 2026-06-15
   days on market $44,000 Active 52 DOM
6. 2026-06-14
   days on market $44,000 Active 50 DOM
7. 2026-06-13
   days on market $44,000 Active 49 DOM
8. 2026-06-10
   days on market $44,000 Active 47 DOM
9. 2026-06-09
   days on market $44,000 Active 46 DOM
10. 2026-06-08
    days on market $44,000 Active 45 DOM
11. 2026-06-07
    days on market $44,000 Active 44 DOM
12. 2026-06-02
    days on market $44,000 Active 39 DOM
13. 2026-06-01
    days on market $44,000 Active 38 DOM
14. 2026-05-31
    days on market $44,000 Active 37 DOM
15. 2026-05-30
    days on market $44,000 Active 36 DOM
16. 2026-04-24
    listed $44,000 Active 367-char remark
17. 2009-10-20
    soldstatus $65,900

ⓘ 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: $1,389 · $116/mo
• Projected year-2 tax: $1,389 · $116/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 ≥97°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: $12,146
• − Mortgage interest: −$2,465
• − Property taxes: −$1,389
• − Insurance: −$220
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$1,280
• Taxable income: $4,849
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,053/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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Masontown

• Score: 65/100
• State rank: #1115
• US rank: #12702

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): 3,624

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 (86%)
• Race & ethnicity: White 86% Black 11% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 9% Romanian 7% Slovak 5%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 2% Chinese 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: ▲ 1.66%
• Current HPI: 207.2041
• 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

-33.2% since first listed

2 events — show timeline

• 2026-04-24 Listed $44,000 West Penn MLS
• 2009-10-20 Sold (Public Records) $65,900 Public Records

Property tax history

+2.9%/yr

Latest (2026): $1,389 · +0.0% YoY. Source: county tax records.