353 High St · Brownsville, PA 15417

$14,498

3 bd · 1.0 ba · 1,612 sqft · SingleFamily public records · 28 Days on market

Built 1920 2,613 sqft lot $9/sqft · 73% below area ↓ 3% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

3br/1ba. Incredible investment opportunity. Charity-owned. You can build equity with some elbow grease. Perfect for cheap living, landlording, or a flip. Can you paint some walls, rent a sander for the hardwood, glue up a tub surround? (chimney will need to be flashed by a professional. Other plusses: Desirable and friendly neighborhood short distance to a cute downtown on the river with shops and dining. Furnace is on, newer water heater, . Home was occupied until January 1, 2025.

Key facts

• Finished attic
• Rear parking access
• Vinyl siding

Tags

• FINISHED ATTIC
• SLATE ROOF
• VINYL SIDING
• REAR PARKING ACCESS
• CLOSE TO DOWNTOWN RIVER AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Small lot (approximately 0.06 acres); Has basement

Interior

• Kitchen: Microwave
• Bedrooms: Two upper-level bedrooms; One upstairs bedroom (total of 3 bedrooms listed)
• Flooring: Hardwood; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (oil); Wall/window cooling units
• Interior features: Hardwood and laminate flooring; Two wood-burning fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $14k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#954 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety 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: 44 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $100 of loan paydown is wiped out by about $241 of value loss. Plan a longer hold.
• 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $4k; list at $14k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,280 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.27% ✓
• Cap rate: 76.35%
• Cash-on-cash: 250.22%
• DSCR: 12.13
• GRM: 1.0

CMA / ARV

• ARV (median comp): $59,370
• List price: $14,498
• Delta: -75.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 Catherine Ave	0.19mi	3/1.0	1,592 (-1%)	20mo	$57,000	$36	73
1117 2nd St	0.39mi	3/1.0	1,662 (+3%)	8mo	$8,000	$5	70
1250 2nd St	0.50mi	3/1.0	1,560 (-3%)	6mo	$10,500	$7	67
382 Pearl St	0.09mi	4/2.5 (+1)	1,534 (-5%)	21mo	$153,000	$100	59
812 High St	0.55mi	3/2.0	1,536 (-5%)	9mo	$190,000	$124	55
246 Bank St	0.35mi	3/2.0	1,424 (-12%)	13mo	$83,000	$58	49
209 Frick St (aka 300 Crawford Ave)	0.68mi	2/1.0 (-1)	1,799 (+12%)	1mo	$92,000	$51	43
30 Main St	0.40mi	3/1.5	1,440 (-11%)	24mo	$55,000	$38	42
1320 Water St	0.56mi	3/2.0	1,372 (-15%)	8mo	$20,000	$15	39

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

Projected returns pro-forma

-1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.91×
• Total profit: $52,407
• Equity at exit: $3,042

10-year hold

• IRR: —
• Equity multiple: 29.55×
• Total profit: $115,879
• Equity at exit: $2,819

Cash invested: $4,059 (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 15417

• Home prices YoY: -0.9%
• Active inventory: 44
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$76
• Tax est. 1.5%: −$18 /mo · $217/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $846

Break-even live

Break-even rent $127

Max offer price $14,498

Occupancy floor 24%

Sensitivity live

Price	-10% $856	-5% $851	+0% $846	+5% $841	+10% $836
Rent	-10% $752	-5% $799	+0% $846	+5% $894	+10% $941
Rate	-1.0pp $854	-0.5pp $850	base $846	+0.5pp $843	+1.0pp $839

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: $3,624
• Closing costs: $435
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   status $14,498 Pending 28 DOM
2. 2026-06-02
   days on market $14,498 Active 28 DOM
3. 2026-06-01
   days on market $14,498 Active 27 DOM
4. 2026-05-31
   days on market $14,498 Active 26 DOM
5. 2026-05-18
   status Active 467-char remark
6. 2026-05-12
   status Pending 467-char remark
7. 2026-04-29
   listed $14,498 Active 467-char remark
8. 2025-06-23
   soldstatus $3,552 Closed 488-char remark

   Show marketing remark (488 chars)

   3br/1ba. Incredible investment opportunity. Charity-owned. You can build equity with some elbow grease. Perfect for cheap living, landlording, or a flip. Can you paint some walls, rent a sander for the hardwood, glue up a tub surround? (chimney will need to be flashed by a professional. Other plusses: Desirable and friendly neighborhood short distance to a cute downtown on the river with shops and dining. Furnace is on, newer water heater, . Home was occupied until January 1, 2025.

9. 2025-06-20
   status Pending 488-char remark

   Show marketing remark (488 chars)

   3br/1ba. Incredible investment opportunity. Charity-owned. You can build equity with some elbow grease. Perfect for cheap living, landlording, or a flip. Can you paint some walls, rent a sander for the hardwood, glue up a tub surround? (chimney will need to be flashed by a professional. Other plusses: Desirable and friendly neighborhood short distance to a cute downtown on the river with shops and dining. Furnace is on, newer water heater, . Home was occupied until January 1, 2025.

10. 2025-06-20
    status Active 488-char remark

    Show marketing remark (488 chars)

    3br/1ba. Incredible investment opportunity. Charity-owned. You can build equity with some elbow grease. Perfect for cheap living, landlording, or a flip. Can you paint some walls, rent a sander for the hardwood, glue up a tub surround? (chimney will need to be flashed by a professional. Other plusses: Desirable and friendly neighborhood short distance to a cute downtown on the river with shops and dining. Furnace is on, newer water heater, . Home was occupied until January 1, 2025.

11. 2025-02-12
    status Pending 488-char remark

    Show marketing remark (488 chars)

    3br/1ba. Incredible investment opportunity. Charity-owned. You can build equity with some elbow grease. Perfect for cheap living, landlording, or a flip. Can you paint some walls, rent a sander for the hardwood, glue up a tub surround? (chimney will need to be flashed by a professional. Other plusses: Desirable and friendly neighborhood short distance to a cute downtown on the river with shops and dining. Furnace is on, newer water heater, . Home was occupied until January 1, 2025.

12. 2025-01-29
    listed $15,000 Active 488-char remark

    Show marketing remark (488 chars)

    3br/1ba. Incredible investment opportunity. Charity-owned. You can build equity with some elbow grease. Perfect for cheap living, landlording, or a flip. Can you paint some walls, rent a sander for the hardwood, glue up a tub surround? (chimney will need to be flashed by a professional. Other plusses: Desirable and friendly neighborhood short distance to a cute downtown on the river with shops and dining. Furnace is on, newer water heater, . Home was occupied until January 1, 2025.

ⓘ 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 ≥98°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: $14,379
• − Mortgage interest: −$812
• − Property taxes: −$217
• − Insurance: −$72
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$422
• Taxable income: $10,555
• Est. tax owed @ 24.0%: −$2,533
• After-tax cash flow: $7,624/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: 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 — Brownsville

• Score: 67/100
• State rank: #954
• US rank: #10467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, PA
• Population (ZIP): 7,709

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -1.67%
• Current HPI: 190.8891
• 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

-3.3% since first listed

9 events — show timeline

• 2026-06-02 Pending — West Penn MLS
• 2026-05-18 Relisted — West Penn MLS
• 2026-05-12 Pending — West Penn MLS
• 2026-04-29 Listed $14,498 West Penn MLS
• 2025-06-23 Sold (MLS) $3,552 West Penn MLS
• 2025-06-20 Pending — West Penn MLS
• 2025-06-20 Relisted — West Penn MLS
• 2025-02-12 Pending — West Penn MLS
• 2025-01-29 Listed $15,000 West Penn MLS

Property tax history

-2.6%/yr

Latest (2026): $778 · -50.5% YoY. Source: county tax records.