432 Mary St · Jeannette, PA 15644

$99,900

3 bd · 1.0 ba · 756 sqft · Other public records · 21 Days on market

Built 1952 4,142 sqft lot

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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).

• Cash flow +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and make this home your own! Located in a quiet residential area, this property offers a great opportunity for buyers looking to customize or renovate to their taste. The home features a functional layout with good-sized living spaces and solid bones, ready for updates and improvements. With a manageable yard and convenient location near local amenities and major routes, this property is ideal for a renovation project or investment opportunity.

Key facts

• Manageable yard
• Functional layout
• Convenient location

Tags

• QUIET RESIDENTIAL AREA
• FUNCTIONAL LAYOUT
• MANAGEABLE YARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public water
• Home design: Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,552 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, schools B; Watch: crime D+, amenities F, commute F.
• Jeannette City SD (suburban): math 25% / reading 47% proficiency, ranked #417 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 130 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.18% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.1

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,213
• Equity at exit: $14,895

10-year hold

• IRR: 8.6%
• Equity multiple: 1.65×
• Total profit: $18,285
• Equity at exit: $8,638

Cash invested: $27,972 (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 15644

• Home prices YoY: -34.7%
• Active inventory: 130
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$524
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $235

Break-even live

Break-even rent $881

Max offer price $99,900

Occupancy floor 75%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Lowry Ave Jeannette, PA	2.0	1.0	1000	$950	$0.95	44d	1	0.57mi
36 Gaskill Ave Unit 2 Jeannette, PA	3.0	1.0	1100	$950	$0.86	2d	1	0.70mi
104 Baughman Ave Unit 1 Jeannette, PA	2.0	2.0	1000	$1,200	$1.20	19d	1	0.71mi
421 N 3rd St Jeannette, PA	2.0	1.0	800	$900	$1.12	2d	1	0.91mi
211 S 7th St Unit A Jeannette, PA	3.0	1.0	900	$1,450	$1.61	2d	1	0.97mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-10
   listed $99,900 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: $1,569 · $131/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: +$5/yr ($0/mo · 0.3%)

ⓘ 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 ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,142
• − Mortgage interest: −$5,596
• − Property taxes: −$1,569
• − Insurance: −$500
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,906
• Taxable income: $1,309
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $2,503/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: Jeannette City SD
• NCES district ID: 4212330
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $37,400
• Composite: 29.88/100
• National rank: #6398
• State rank: #417 of 539 in PA

Livability — Jeannette

• Score: 59/100
• State rank: #1552
• US rank: #20510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeannette, PA
• County: Westmoreland County · 183,777 people
• City population: 18,512
• Metro: Pittsburgh, PA
• Population (ZIP): 18,512
• Household income: $64,684
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 342.0

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.33%
• Current HPI: 179.5086
• Rent YoY: —
• Metro: Pittsburgh, PA
• 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

• 2026-05-01 Pending — West Penn MLS
• 2026-04-10 Listed $99,900 West Penn MLS

Property tax history

+1.1%/yr

Latest (2026): $1,569 · +0.0% YoY. Source: county tax records.