4992 Richmond Rd · Marion Center, PA 15771

$149,999

3 bd · 1.5 ba · 1,960 sqft · SingleFamily public records · 25 Days on market

Built 1940 0.47 ac lot Est $120k · 25% over

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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 +13.6/30.0
• Appreciation +5.9/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this charming 4-bedroom, 1.5-bath home nestled in the quaint town of Rochester Mills, located within the Marion Center Area School District. This inviting property offers comfortable living with a spacious kitchen—perfect for cooking, entertaining, and gathering with family and friends. One of the standout features of this home is the beautiful, large front porch—an ideal spot to relax with your morning coffee, unwind in the evening, or enjoy the peaceful surroundings of small-town living. Recent updates provide added peace of mind, including a newer roof, gutters, downspouts, and windows. The home also features updated bathrooms and a brand-new hot water heater. A de

Key facts

• Large front porch
• Newer roof
• Updated bathrooms

Tags

• LARGE FRONT PORCH
• NEWER ROOF
• UPDATED BATHROOMS
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $10 ($115/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (14.0% below list).
• Recommended offer: $129k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#1,291 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marion Center Area SD (rural): math 39% / reading 61% proficiency, ranked #184 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Indiana County population projected at -18% 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, 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 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,981 (14.0% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $119,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4992 Richmond Rd	0.00mi	4/1.5 (+1)	1,960 (0%)	1mo	$120,000	$61	94

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

Projected returns pro-forma

1.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.24×
• Total profit: $10,092
• Equity at exit: $58,308

10-year hold

• IRR: 8.2%
• Equity multiple: 2.10×
• Total profit: $46,285
• Equity at exit: $83,313

Cash invested: $42,000 (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 15771

• Home prices YoY: 1.6%
• Active inventory: 3
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $10

Break-even live

Break-even rent $1,278

Max offer price $149,999

Occupancy floor 94%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-25
   status Pending
2. 2026-03-31
   listed $149,999 Active

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $2,147 · $179/mo
• Expected delta: +$223/yr (+$19/mo · 11.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $15,478
• − Mortgage interest: −$8,402
• − Property taxes: −$1,923
• − Insurance: −$750
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,364
• Taxable loss: −$2,438
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $700/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: Marion Center Area SD
• NCES district ID: 4214730
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $48,766
• Composite: 42.58/100
• National rank: #3194
• State rank: #184 of 539 in PA

Livability — Marion Center

• Score: 63/100
• State rank: #1291
• US rank: #15852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 868

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 4% Polish 4% Iranian 3%
• Foreign-born: 1% · South Korea
• Languages at home: 92% English-only · German/W. Germanic 8%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.89%
• Current HPI: 124.0692
• 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

2 events — show timeline

• 2026-04-25 Pending — West Penn MLS
• 2026-03-31 Listed $149,999 West Penn MLS

Property tax history

+7.0%/yr

Latest (2026): $1,923 · +3.5% YoY. Source: county tax records.