503 Greenfield Rd · Vanderbilt, PA 15486

$139,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 59 Days on market

Built 1900 5,945 sqft lot $91/sqft · 13% below area Est $160k · 13% under

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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 +22.7/30.0
• ARV discount +13.1/15.0
• DSCR +7.3/10.0
• Appreciation +6.6/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to 503 Greenfield Rd in Vanderbilt! This three-bedroom home has nice size rooms for your family to enjoy. There is half bath on the main floor along with laundry hook ups! Newer roof, siding, flooring, furnace, AC and much more! The shed will stay so you have room for storing your lawn equipment. Nice quite area just right out of town, just 5 minutes from local shops and restaurants. Come take a look at this super cute home!!

Key facts

• Newer ac
• Shed for storage
• Newer flooring

Tags

• NEWER ROOF
• NEWER SIDING
• NEWER FLOORING
• NEWER FURNACE
• NEWER AC
• SHED FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,293 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D+, employment D+.
• Connellsville Area SD (rural): math 23% / reading 39% proficiency, ranked #440 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 $5k of equity ($967 loan paydown + $4k appreciation (3.1% 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 (3.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 59 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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 $118k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $159,975
• List price: $139,900
• Delta: -12.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Nellie Rd	0.32mi	3/2.5	1,400 (-9%)	7mo	$202,000	$144	59
515 2nd St	0.17mi	3/1.0	1,752 (+14%)	14mo	$154,900	$88	57
331 Greenfield Rd	0.13mi	4/2.0 (+1)	1,632 (+6%)	22mo	$166,000	$102	56
501 Walnut St	0.20mi	3/1.5	1,752 (+14%)	20mo	$155,000	$88	48
363 Flatwoods Rd	0.50mi	3/3.0	1,726 (+12%)	12mo	$185,000	$107	38
228 Center St	0.61mi	3/1.0	1,322 (-14%)	24mo	$163,000	$123	28

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

Projected returns pro-forma

3.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.85×
• Total profit: $33,275
• Equity at exit: $64,023

10-year hold

• IRR: 16.4%
• Equity multiple: 3.44×
• Total profit: $95,533
• Equity at exit: $99,545

Cash invested: $39,172 (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 15486

• Home prices YoY: 1.9%
• Active inventory: 8
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $242

Break-even live

Break-even rent $1,101

Max offer price $139,900

Occupancy floor 78%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $139,900 Active 59 DOM
2. 2026-06-17
   days on market $139,900 Active 58 DOM
3. 2026-06-16
   days on market $139,900 Active 57 DOM
4. 2026-06-15
   days on market $139,900 Active 56 DOM
5. 2026-06-13
   days on market $139,900 Active 54 DOM
6. 2026-06-12
   days on market $139,900 Active 53 DOM
7. 2026-06-09
   days on market $139,900 Active 50 DOM
8. 2026-06-08
   days on market $139,900 Active 49 DOM
9. 2026-06-08
   days on market $139,900 Active 48 DOM
10. 2026-06-07
    days on market $139,900 Active 47 DOM
11. 2026-06-04
    days on market $139,900 Active 44 DOM
12. 2026-06-02
    days on market $139,900 Active 43 DOM
13. 2026-06-01
    days on market $139,900 Active 42 DOM
14. 2026-05-31
    days on market $139,900 Active 41 DOM
15. 2026-04-19
    listed $144,900 Active 445-char remark

    Show marketing remark (445 chars)

    Welcome home to 503 Greenfield Rd in Vanderbilt! This three-bedroom home has nice size rooms for your family to enjoy. There is half bath on the main floor along with laundry hook ups! Newer roof, siding, flooring, furnace, AC and much more! The shed will stay so you have room for storing your lawn equipment. Nice quite area just right out of town, just 5 minutes from local shops and restaurants. Come take a look at this super cute home!!

16. 2021-01-11
    soldstatus $117,500
17. 2021-01-04
    soldstatus $117,500 332-char remark

    Show marketing remark (332 chars)

    Move-in ready home with 3 bedrooms, 1-1/2 bath, and 1st floor laundry. Home has been remodeled and updated with new siding, roof, front porch, laminate flooring, and carpeting. The heating & cooling system, windows, doors and electrical panel have also been updated. Must see to appreciate. Owner is providing a Home warranty.

18. 2021-01-04
    soldstatus $117,500

    Show marketing remark (332 chars)

    Move-in ready home with 3 bedrooms, 1-1/2 bath, and 1st floor laundry. Home has been remodeled and updated with new siding, roof, front porch, laminate flooring, and carpeting. The heating & cooling system, windows, doors and electrical panel have also been updated. Must see to appreciate. Owner is providing a Home warranty.

19. 2020-08-31
    listed $124,900 332-char remark

    Show marketing remark (332 chars)

    Move-in ready home with 3 bedrooms, 1-1/2 bath, and 1st floor laundry. Home has been remodeled and updated with new siding, roof, front porch, laminate flooring, and carpeting. The heating & cooling system, windows, doors and electrical panel have also been updated. Must see to appreciate. Owner is providing a Home warranty.

20. 1995-04-27
    soldstatus $25,500

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,573 · $131/mo
• Expected delta: +$638/yr (+$53/mo · 68.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°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: $16,889
• − Mortgage interest: −$7,837
• − Property taxes: −$935
• − Insurance: −$700
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,070
• Taxable income: $645
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $2,749/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: Connellsville Area SD
• NCES district ID: 4206660
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $39,315
• Composite: 25.95/100
• National rank: #7333
• State rank: #440 of 539 in PA

Livability — Vanderbilt

• Score: 63/100
• State rank: #1293
• US rank: #15899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vanderbilt, PA
• Population (ZIP): 2,127

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Romanian 8% Serbian 3% Iranian 2%
• Foreign-born: 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: ▲ 3.14%
• Current HPI: 164.4205
• 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

+468.2% since first listed

6 events — show timeline

• 2026-04-19 Listed $144,900 West Penn MLS
• 2021-01-11 Sold (Public Records) $117,500 Public Records
• 2021-01-04 Sold (MLS) $117,500 CSMLS
• 2021-01-04 Sold (MLS) $117,500 West Penn MLS
• 2020-08-31 Listed $124,900 West Penn MLS
• 1995-04-27 Sold (Public Records) $25,500 Public Records

Property tax history

+3.6%/yr

Latest (2026): $935 · +0.0% YoY. Source: county tax records.