58 S Mill St · Menallen, PA 15468

$25,000

2 bd · 1.0 ba · 1,120 sqft · Other · 38 Days on market

Built 1930 Poor condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Fixer upper. Definitely could be a flippers special. 2 bedroom could be 3. Porch roof redone palet of shingles on site for main roof. Priced to sell. Textbor call for appointment. (724)-9843478

Key facts

• Built 1930
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $25k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Uniontown Area SD (suburban): math 27% / reading 49% proficiency, ranked #392 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $289 of equity ($173 loan paydown + $116 appreciation (0.5% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.73% ✓
• Cap rate: 33.39%
• Cash-on-cash: 96.79%
• DSCR: 5.31
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 99.6%
• Equity multiple: 6.11×
• Total profit: $35,790
• Equity at exit: $7,842

10-year hold

• IRR: —
• Equity multiple: 12.63×
• Total profit: $81,438
• Equity at exit: $9,905

Cash invested: $7,000 (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 15468

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $565

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 35%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $25,000 Active 38 DOM
2. 2026-06-17
   days on market $25,000 Active 37 DOM
3. 2026-06-16
   days on market $25,000 Active 36 DOM
4. 2026-06-15
   days on market $25,000 Active 35 DOM
5. 2026-06-13
   days on market $25,000 Active 33 DOM
6. 2026-06-12
   days on market $25,000 Active 32 DOM
7. 2026-06-09
   days on market $25,000 Active 29 DOM
8. 2026-06-08
   days on market $25,000 Active 28 DOM
9. 2026-06-08
   days on market $25,000 Active 27 DOM
10. 2026-06-07
    days on market $25,000 Active 26 DOM
11. 2026-06-04
    days on market $25,000 Active 23 DOM
12. 2026-06-02
    days on market $25,000 Active 22 DOM
13. 2026-06-01
    days on market $25,000 Active 21 DOM
14. 2026-05-31
    days on market $25,000 Active 20 DOM
15. 2026-05-12
    listed $25,000 Active 193-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $11,201
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$727
• Taxable income: $6,781
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $5,148/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property is in poor condition and requires extensive repairs and updates to improve its resale and rental value.

Repairs flagged

• Major roof — Significant wear and tear visible.
• Major exterior siding — Significant wear and tear visible.
• Major flooring — Significant wear and tear visible.
• Major interior walls/paint — Significant wear and tear visible.
• Major HVAC/mechanicals — Significant wear and tear visible.
• Major landscaping — Overgrown vegetation and lack of maintenance visible.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior siding and paint — A new exterior would improve the home's curb appeal and value.
• Resale flooring replacement — New flooring would improve the home's appearance and value.
• Resale HVAC system replacement — A new HVAC system would improve the home's comfort and value.
• Resale landscaping and curb appeal — A well-maintained landscape would improve the home's curb appeal and value.
• Resale interior paint and updates — Fresh paint and updates would improve the home's appearance and value.
• Rental landscaping and curb appeal — A well-maintained landscape would improve the home's curb appeal and attract tenants.
• Rental HVAC system replacement — A new HVAC system would improve the home's comfort and attract tenants.
• Rental interior paint and updates — Fresh paint and updates would improve the home's appearance and attract tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear visible.	Major	$15,000–50,000
exterior siding · Significant wear and tear visible.	Major	$15,000–50,000
flooring · Significant wear and tear visible.	Major	$15,000–50,000
interior walls/paint · Significant wear and tear visible.	Major	$15,000–50,000
HVAC/mechanicals · Significant wear and tear visible.	Major	$15,000–50,000
landscaping · Overgrown vegetation and lack of maintenance visible.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior siding and paint — A new exterior would improve the home's curb appeal and value. ↑
• Resale flooring replacement — New flooring would improve the home's appearance and value. ↑
• Resale HVAC system replacement — A new HVAC system would improve the home's comfort and value. ↑
• Resale landscaping and curb appeal — A well-maintained landscape would improve the home's curb appeal and value. ↑
• Resale interior paint and updates — Fresh paint and updates would improve the home's appearance and value. ↑
• Rental landscaping and curb appeal — A well-maintained landscape would improve the home's curb appeal and attract tenants. ↑
• Rental HVAC system replacement — A new HVAC system would improve the home's comfort and attract tenants. ↑
• Rental interior paint and updates — Fresh paint and updates would improve the home's appearance and attract tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Uniontown Area SD
• NCES district ID: 4224150
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $36,744
• Composite: 31.48/100
• National rank: #5977
• State rank: #392 of 539 in PA

Livability — Menallen

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

Census & demographics

• Census place: New Salem, PA
• Population (ZIP): 2,230

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Lithuanian 9% Italian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 0.46%
• Current HPI: 135.7723
• 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

1 event — show timeline

• 2026-05-12 Listed $25,000 FSBO.com