103 Memorial St · Dunbar, PA 15431

$159,000

3 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 48 Days on market

Built 1890 6,442 sqft lot Est $211k · 25% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +5.9/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

Key facts

• 6,442 sq ft lot
• Built 1890
• Listed 48 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Septic tank
• Home design: Resale property
• Construction: Composition roof; Aluminum siding; Vinyl siding
• Exterior features: Lot dimensions approximately 45' x 149' x 42' x 148'

Interior

• Kitchen: Kitchen on main level (15x13)
• Bedrooms: Upper bedroom (11x15); Upper bedroom (15x10); Upper bedroom (12x15)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Hot water heating; Has heating
• Interior features: Has basement with interior entry (unfinished); Total of 7 rooms
• Laundry & utility: Main level laundry (8x6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-20 ($-246/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (23.8% below list).
• Recommended offer: $121k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#1,255 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Connellsville Area SD (rural): math 23% / reading 39% proficiency, ranked #440 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 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 $4k of equity ($1k loan paydown + $3k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 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 $46k; list at $159k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,113 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $211,044
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Memorial St	0.00mi	3/1.5	1,636 (0%)	1mo	$159,000	$97	98
240 Connellsville St	0.38mi	3/2.0	1,532 (-6%)	6mo	$270,000	$176	66
12 1st St	0.38mi	4/2.0 (+1)	1,696 (+4%)	12mo	$103,000	$61	61
50 Liberty Ave	0.15mi	3/1.0	1,862 (+14%)	10mo	$241,000	$129	58

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

Projected returns pro-forma

1.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.19×
• Total profit: $8,360
• Equity at exit: $61,457

10-year hold

• IRR: 7.4%
• Equity multiple: 1.98×
• Total profit: $43,842
• Equity at exit: $87,544

Cash invested: $44,520 (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 15431

• Home prices YoY: 1.2%
• Active inventory: 11
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-20

Break-even live

Break-even rent $1,237

Max offer price $155,385

Occupancy floor 97%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-19
   historical Contingent
2. 2026-04-09
   listed $159,000 Active
3. 2026-01-16
   soldstatus $46,500 Closed 170-char remark

   Show marketing remark (170 chars)

   Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

4. 2025-12-31
   status Pending 170-char remark

   Show marketing remark (170 chars)

   Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

5. 2025-12-18
   historical Contingent 170-char remark

   Show marketing remark (170 chars)

   Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

6. 2025-12-04
   price $44,900 170-char remark

   Show marketing remark (170 chars)

   Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

7. 2025-11-04
   price $59,900 170-char remark

   Show marketing remark (170 chars)

   Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

8. 2025-10-16
   price $67,900 170-char remark

   Show marketing remark (170 chars)

   Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

9. 2025-09-24
   price $79,900 170-char remark

   Show marketing remark (170 chars)

   Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

10. 2025-08-14
    price $89,900 170-char remark

    Show marketing remark (170 chars)

    Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

11. 2025-07-01
    listed $104,900 Active 170-char remark

    Show marketing remark (170 chars)

    Come check out this 3 bed/2 bath recently updated home. Updates include the boiler, flooring, light fixtures, and water heater. Covered front porch. Nice level back yard.

12. 2020-08-31
    soldstatus $78,000 314-char remark

    Show marketing remark (314 chars)

    Quaint and cozy 3 bedroom, 2 full bath. Oak wood kitchen cabinetry. Full bath off the kitchen. Laundry on main floor with lots of storage. Covered front porch. Unfinished, dry basement. 150 amp service. New hot water tank. Furnace serviced in November. Crawl space with for extra storage. Walk-in closet in master.

13. 2020-03-17
    listed $64,900 314-char remark

    Show marketing remark (314 chars)

    Quaint and cozy 3 bedroom, 2 full bath. Oak wood kitchen cabinetry. Full bath off the kitchen. Laundry on main floor with lots of storage. Covered front porch. Unfinished, dry basement. 150 amp service. New hot water tank. Furnace serviced in November. Crawl space with for extra storage. Walk-in closet in master.

14. 2018-10-10
    listed $59,500
15. 1999-12-20
    soldstatus $42,000

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $1,719 · $143/mo
• Expected delta: +$793/yr (+$66/mo · 85.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 20 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: $14,534
• − Mortgage interest: −$8,906
• − Property taxes: −$926
• − Insurance: −$795
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$4,625
• Taxable loss: −$3,045
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $485/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: Connellsville Area SD
• NCES district ID: 4206660
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $39,315
• Composite: 25.95/100
• National rank: #7333
• State rank: #440 of 539 in PA

Livability — Dunbar

• Score: 63/100
• State rank: #1255
• US rank: #15065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunbar, PA
• Population (ZIP): 4,328

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 7% Iranian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▲ 1.85%
• Current HPI: 153.7077
• 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

+278.6% since first listed

15 events — show timeline

• 2026-04-19 Contingent — West Penn MLS
• 2026-04-09 Listed $159,000 West Penn MLS
• 2026-01-16 Sold (MLS) $46,500 West Penn MLS
• 2025-12-31 Pending — West Penn MLS
• 2025-12-18 Contingent — West Penn MLS
• 2025-12-04 Price Changed $44,900 West Penn MLS
• 2025-11-04 Price Changed $59,900 West Penn MLS
• 2025-10-16 Price Changed $67,900 West Penn MLS
• 2025-09-24 Price Changed $79,900 West Penn MLS
• 2025-08-14 Price Changed $89,900 West Penn MLS
• 2025-07-01 Listed $104,900 West Penn MLS
• 2020-08-31 Sold (MLS) $78,000 West Penn MLS
• 2020-03-17 Listed $64,900 West Penn MLS
• 2018-10-10 Listed $59,500 West Penn MLS
• 1999-12-20 Sold (Public Records) $42,000 Public Records

Property tax history

+3.5%/yr

Latest (2026): $926 · +0.0% YoY. Source: county tax records.