46 W Main St · Cowanshannock, PA 16263

$124,900

2 bd · 1.0 ba · 2,600 sqft · Other public records · 211 Days on market

Built 1983 0.26 ac lot ↓ 4% 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 +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• 1% rule +3.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

Key facts

• Exterior access
• Living space
• Kitchen area

Tags

• EXTERIOR ACCESS
• KITCHEN AREA
• LIVING SPACE
• PLENTY OF CLOSET SPACE
• OFF-STREET PARKING
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (15.2% below list).
• Recommended offer: $106k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $105,942 (15.2% 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 211 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.85% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.26×
• Total profit: $9,020
• Equity at exit: $56,160

10-year hold

• IRR: 7.7%
• Equity multiple: 2.16×
• Total profit: $40,738
• Equity at exit: $86,550

Cash invested: $34,972 (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 16263

• Active inventory: 2
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$225 /mo · $2,705/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-96

Break-even live

Break-even rent $1,180

Max offer price $108,024

Occupancy floor —

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $124,900 Active 211 DOM
2. 2026-06-17
   days on market $124,900 Active 210 DOM
3. 2026-06-16
   days on market $124,900 Active 209 DOM
4. 2026-06-15
   days on market $124,900 Active 208 DOM
5. 2026-06-13
   days on market $124,900 Active 206 DOM
6. 2026-06-12
   days on market $124,900 Active 205 DOM
7. 2026-06-09
   days on market $124,900 Active 202 DOM
8. 2026-06-08
   days on market $124,900 Active 201 DOM
9. 2026-06-08
   days on market $124,900 Active 200 DOM
10. 2026-06-07
    days on market $124,900 Active 199 DOM
11. 2026-06-04
    days on market $124,900 Active 196 DOM
12. 2026-06-03
    price $124,900 Active 195 DOM
13. 2026-06-02
    days on market $129,900 Active 195 DOM
14. 2026-06-01
    days on market $129,900 Active 194 DOM
15. 2026-05-31
    days on market $129,900 Active 193 DOM
16. 2026-04-14
    status Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

17. 2026-04-14
    status Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

18. 2026-03-31
    status Pending 742-char remark

    Show marketing remark (742 chars)

    Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

19. 2026-03-31
    status Pending 742-char remark

    Show marketing remark (742 chars)

    Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

20. 2026-01-03
    price $129,900 742-char remark

    Show marketing remark (742 chars)

    Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

21. 2026-01-03
    price $129,900 742-char remark

    Show marketing remark (742 chars)

    Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

22. 2025-11-04
    listed $134,900 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

23. 2025-11-04
    listed $134,900 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to 46 W Main Street in Yatesboro! This quadplex has four apartments, two 2-bedrooms with 1-full bathroom and two 1-bedrooms with 1-full bathroom. The upper floor consists of a shared hallway with exterior access from the ground level leading up to each of the 2-bedroom apartments. The two 1-bedroom apartments are access from the main floor. Each apartment has its own kitchen area, living space, and plenty of closet space. There is also plenty of off-street parking in front of the building and off to the side. Currently, this property is fully rented giving it great investment potential. Located just off route 85, its central location gives you close access to local amenities, boat launches, and hunting/fishing opportunities.

ⓘ 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: $2,705 · $225/mo
• Projected year-2 tax: $2,705 · $225/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,713
• − Mortgage interest: −$6,996
• − Property taxes: −$2,705
• − Insurance: −$624
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,633
• Taxable loss: −$3,281
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $-359/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Cowanshannock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Yatesboro, PA
• Population (ZIP): 362

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Native American 2%
• Common ancestry: Romanian 12% Lithuanian 4% Portuguese 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-3.7% since first listed

8 events — show timeline

• 2026-04-14 Relisted — West Penn MLS
• 2026-04-14 Relisted — West Penn MLS
• 2026-03-31 Pending — West Penn MLS
• 2026-03-31 Pending — West Penn MLS
• 2026-01-03 Price Changed $129,900 West Penn MLS
• 2026-01-03 Price Changed $129,900 West Penn MLS
• 2025-11-04 Listed $134,900 West Penn MLS
• 2025-11-04 Listed $134,900 West Penn MLS

Property tax history

+0.7%/yr

Latest (2026): $2,705 · +0.0% YoY. Source: county tax records.