28 Grant St · New Salem, PA 15468

$99,999

3 bd · 1.5 ba · 1,623 sqft · SingleFamily · 46 Days on market

Built 1910 Good condition 6,525 sqft lot $62/sqft · 39% below area Est $163k · 39% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Appreciation +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Charming 3-bedroom, 1.5-bath home featuring a new roof installed in 2024 and windows replaced in 2010. This property offers a spacious layout with a large kitchen, plenty of natural light, and comfortable living areas. Enjoy the convenience of two off-street parking spaces and covered outdoor areas that provide additional usable space. The refrigerator and stove will remain with the property, making it move-in ready or ideal for investors. A great opportunity to own a solid home with key updates already completed.

Key facts

• Large kitchen
• Windows replaced
• Off-street parking

Tags

• NEW ROOF
• WINDOWS REPLACED
• LARGE KITCHEN
• OFF-STREET PARKING
• COVERED OUTDOOR AREAS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Public transportation access nearby

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Basement with interior entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.8% in New Salem — 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 66/100 on livability (#1,075 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Brownsville Area SD (rural): math 17% / reading 34% proficiency, ranked #472 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 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 ($691 loan paydown + $462 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $70k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1910 — 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 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?
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: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $163,131
• List price: $99,999
• Delta: -38.70%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Cross St	0.00mi	3/2.5	1,408 (-13%)	12mo	$160,000	$114	64

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

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.47×
• Total profit: $13,085
• Equity at exit: $31,368

10-year hold

• IRR: 13.9%
• Equity multiple: 2.60×
• Total profit: $44,880
• Equity at exit: $39,621

Cash invested: $28,000 (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 15468

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $217

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 76%

Sensitivity live

Price	-10% $286	-5% $251	+0% $217	+5% $182	+10% $148
Rent	-10% $126	-5% $171	+0% $217	+5% $262	+10% $307
Rate	-1.0pp $267	-0.5pp $242	base $217	+0.5pp $191	+1.0pp $164

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $99,999 Active 46 DOM
2. 2026-06-18
   days on market $99,999 Active 44 DOM
3. 2026-06-17
   days on market $99,999 Active 43 DOM
4. 2026-06-16
   days on market $99,999 Active 42 DOM
5. 2026-06-15
   days on market $99,999 Active 41 DOM
6. 2026-06-13
   days on market $99,999 Active 39 DOM
7. 2026-06-12
   days on market $99,999 Active 38 DOM
8. 2026-06-09
   days on market $99,999 Active 35 DOM
9. 2026-06-08
   days on market $99,999 Active 34 DOM
10. 2026-06-08
    days on market $99,999 Active 33 DOM
11. 2026-06-04
    days on market $99,999 Active 29 DOM
12. 2026-06-02
    days on market $99,999 Active 28 DOM
13. 2026-06-01
    days on market $99,999 Active 27 DOM
14. 2026-05-31
    days on market $99,999 Active 26 DOM
15. 2026-05-05
    listed $99,999 Active 519-char remark
16. 2026-04-22
    price $99,999

    Show marketing remark (519 chars)

    Charming 3-bedroom, 1.5-bath home featuring a new roof installed in 2024 and windows replaced in 2010. This property offers a spacious layout with a large kitchen, plenty of natural light, and comfortable living areas. Enjoy the convenience of two off-street parking spaces and covered outdoor areas that provide additional usable space. The refrigerator and stove will remain with the property, making it move-in ready or ideal for investors. A great opportunity to own a solid home with key updates already completed.

17. 2026-03-18
    price $105,000

    Show marketing remark (519 chars)

    Charming 3-bedroom, 1.5-bath home featuring a new roof installed in 2024 and windows replaced in 2010. This property offers a spacious layout with a large kitchen, plenty of natural light, and comfortable living areas. Enjoy the convenience of two off-street parking spaces and covered outdoor areas that provide additional usable space. The refrigerator and stove will remain with the property, making it move-in ready or ideal for investors. A great opportunity to own a solid home with key updates already completed.

18. 2026-03-04
    listed $110,000 Active

    Show marketing remark (519 chars)

    Charming 3-bedroom, 1.5-bath home featuring a new roof installed in 2024 and windows replaced in 2010. This property offers a spacious layout with a large kitchen, plenty of natural light, and comfortable living areas. Enjoy the convenience of two off-street parking spaces and covered outdoor areas that provide additional usable space. The refrigerator and stove will remain with the property, making it move-in ready or ideal for investors. A great opportunity to own a solid home with key updates already completed.

19. 2018-11-30
    soldstatus $69,500

    Show marketing remark (232 chars)

    This 3 Bedroom home has plenty of charm, updated kitchen, partially fenced yard and appliances included. Roof, windows and new plumbing installed in 2010. Additional room on the main floor that can be used for endless possibilities.

20. 2018-03-28
    listed $73,000

    Show marketing remark (232 chars)

    This 3 Bedroom home has plenty of charm, updated kitchen, partially fenced yard and appliances included. Roof, windows and new plumbing installed in 2010. Additional room on the main floor that can be used for endless possibilities.

ⓘ 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: $13,789
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,909
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,343/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This charming 3-bedroom home is move-in ready with a new roof and replaced windows, offering a good investment opportunity.

Value-add opportunities

• Both Paint exterior trim and siding — Enhances curb appeal and property value
• Both Replace front steps — Improves safety and enhances curb appeal
• Resale Upgrade kitchen appliances — Modernizes the kitchen and attracts more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim and siding — Enhances curb appeal and property value ↑
• Both Replace front steps — Improves safety and enhances curb appeal ↑
• Resale Upgrade kitchen appliances — Modernizes the kitchen and attracts more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brownsville Area SD
• NCES district ID: 4204080
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $34,500
• Composite: 20.93/100
• National rank: #8481
• State rank: #472 of 539 in PA

Livability — New Salem

• Score: 66/100
• State rank: #1075
• US rank: #12137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,230

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Lithuanian 9% Italian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 0.46%
• Current HPI: 135.7723
• 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

+37.0% since first listed

6 events — show timeline

• 2026-05-05 Listed $99,999 West Penn MLS
• 2026-04-22 Price Changed $99,999 West Penn MLS
• 2026-03-18 Price Changed $105,000 West Penn MLS
• 2026-03-04 Listed $110,000 West Penn MLS
• 2018-11-30 Sold (MLS) $69,500 West Penn MLS
• 2018-03-28 Listed $73,000 West Penn MLS