353 High St

Brownsville, PA 15417

$14,498D+

3 bd · 1.0 ba · 1,612 sqft · Built 1920 · SingleFamily · Pending · 28 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,198/mo
• Mortgage (P&I): −$76
• Tax + insurance: −$24
• HOA: −$0
• Vac / Maint / Mgmt: −$252
• Net cashflow: $846/mo
• Annual: $10,157/yr
• Cap rate: 76.35%
• Cash-on-cash: 250.22%
• DSCR: 12.13
• 1% rule: 8.27%
• Cash to close: $4,059

Investor read

• This is a 3-bed/1.0-bath single-family listed at $14k.
• 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).
• It's been on market 28 days — a 2% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $14k (1.5% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 44 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.