2701 Moyer Rd · Connellsville, PA 15425

$160,000

3 bd · 1.5 ba · 1,822 sqft · SingleFamily public records · 2 Days on market

Built 1955 0.43 ac lot $88/sqft · 61% below area

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 1.5-bath ranch nestled in the heart of Bullskin Township! This property has been lovingly cared for over the years—and it shows from the moment you pull in. Step inside to find a spacious and functional layout featuring a 27x12 living room perfect for gatherings, along with a formal dining room and an additional sitting room offering flexible space for a home office, reading nook, or playroom. Hardwood floors add warmth and character throughout much of the home. The large kitchen is truly the heart of the home, offering an abundance of counter space—ideal for cooking, baking, or hosting loved ones and friends without feeling cramped. Convenience is key with first-floor laundry, making everyday living just a little bit easier. Outside, enjoy a flat, usable yard—a rare find—complete with a shed that’s perfect for gardening tools, lawn equipment, or extra storage. Located directly along Route 119, you’ll have quick and easy access to shopping, dining, and everyday amenities, while still enjoying a comfortable residential setting. Commuters will love being just 25 minutes to Greensburg and 21 minutes to Uniontown. If you’ve been looking for a solid, well-kept home with space, functionality, and a location that keeps life simple—this one checks the boxes!

Key facts

• Formal dining room
• Large kitchen
• Sitting room

Tags

• SPACIOUS LAYOUT
• FORMAL DINING ROOM
• SITTING ROOM
• HARDWOOD FLOORS
• LARGE KITCHEN
• FIRST-FLOOR LAUNDRY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Municipal utilities not specified; Electric service (some electric appliances listed); Oil heating
• Home design: Single-story; Resale property; Brick construction; Asphalt roof
• Construction: Brick construction; Asphalt roof; Crawl space foundation; Built with traditional masonry (year built not specified)
• Exterior features: Lot approximately 0.43 acres; Lot dimensions roughly 158 x 129

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: Main-level bedroom (12 x 11); Main-level bedroom (9 x 9); Main-level bedroom (dimensions not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating (oil); Central air conditioning
• Interior features: Hardwood flooring; Crawl space basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (18.3% below list).
• Recommended offer: $131k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#602 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, commute D+, crime 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: 67 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,778 (18.3% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (median comp): $415,000
• List price: $160,000
• Delta: -61.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-33,064
• Equity at exit: $23,857

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-37,859
• Equity at exit: $13,834

Cash invested: $44,800 (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 15425

• Home prices YoY: -15.9%
• Active inventory: 67
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$174 /mo · $2,085/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-113

Break-even live

Break-even rent $1,451

Max offer price $140,081

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-67	+0% $-113	+5% $-158	+10% $-203
Rent	-10% $-216	-5% $-164	+0% $-113	+5% $-61	+10% $-9
Rate	-1.0pp $-32	-0.5pp $-72	base $-113	+0.5pp $-154	+1.0pp $-196

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-08
   historical Active Under Contract 1373-char remark

   Show marketing remark (1373 chars)

   Welcome home to this beautifully maintained 3-bedroom, 1.5-bath ranch nestled in the heart of Bullskin Township! This property has been lovingly cared for over the years—and it shows from the moment you pull in. Step inside to find a spacious and functional layout featuring a 27x12 living room perfect for gatherings, along with a formal dining room and an additional sitting room offering flexible space for a home office, reading nook, or playroom. Hardwood floors add warmth and character throughout much of the home. The large kitchen is truly the heart of the home, offering an abundance of counter space—ideal for cooking, baking, or hosting loved ones and friends without feeling cramped. Convenience is key with first-floor laundry, making everyday living just a little bit easier. Outside, enjoy a flat, usable yard—a rare find—complete with a shed that’s perfect for gardening tools, lawn equipment, or extra storage. Located directly along Route 119, you’ll have quick and easy access to shopping, dining, and everyday amenities, while still enjoying a comfortable residential setting. Commuters will love being just 25 minutes to Greensburg and 21 minutes to Uniontown. If you’ve been looking for a solid, well-kept home with space, functionality, and a location that keeps life simple—this one checks the boxes!

2. 2026-05-08
   status Pending 1369-char remark

   Show marketing remark (1373 chars)

   Welcome home to this beautifully maintained 3-bedroom, 1.5-bath ranch nestled in the heart of Bullskin Township! This property has been lovingly cared for over the years—and it shows from the moment you pull in. Step inside to find a spacious and functional layout featuring a 27x12 living room perfect for gatherings, along with a formal dining room and an additional sitting room offering flexible space for a home office, reading nook, or playroom. Hardwood floors add warmth and character throughout much of the home. The large kitchen is truly the heart of the home, offering an abundance of counter space—ideal for cooking, baking, or hosting loved ones and friends without feeling cramped. Convenience is key with first-floor laundry, making everyday living just a little bit easier. Outside, enjoy a flat, usable yard—a rare find—complete with a shed that’s perfect for gardening tools, lawn equipment, or extra storage. Located directly along Route 119, you’ll have quick and easy access to shopping, dining, and everyday amenities, while still enjoying a comfortable residential setting. Commuters will love being just 25 minutes to Greensburg and 21 minutes to Uniontown. If you’ve been looking for a solid, well-kept home with space, functionality, and a location that keeps life simple—this one checks the boxes!

3. 2026-05-06
   listed $160,000 Active 1373-char remark

   Show marketing remark (1373 chars)

   Welcome home to this beautifully maintained 3-bedroom, 1.5-bath ranch nestled in the heart of Bullskin Township! This property has been lovingly cared for over the years—and it shows from the moment you pull in. Step inside to find a spacious and functional layout featuring a 27x12 living room perfect for gatherings, along with a formal dining room and an additional sitting room offering flexible space for a home office, reading nook, or playroom. Hardwood floors add warmth and character throughout much of the home. The large kitchen is truly the heart of the home, offering an abundance of counter space—ideal for cooking, baking, or hosting loved ones and friends without feeling cramped. Convenience is key with first-floor laundry, making everyday living just a little bit easier. Outside, enjoy a flat, usable yard—a rare find—complete with a shed that’s perfect for gardening tools, lawn equipment, or extra storage. Located directly along Route 119, you’ll have quick and easy access to shopping, dining, and everyday amenities, while still enjoying a comfortable residential setting. Commuters will love being just 25 minutes to Greensburg and 21 minutes to Uniontown. If you’ve been looking for a solid, well-kept home with space, functionality, and a location that keeps life simple—this one checks the boxes!

4. 2026-05-06
   listed $160,000 Active 1369-char remark

   Show marketing remark (1373 chars)

   Welcome home to this beautifully maintained 3-bedroom, 1.5-bath ranch nestled in the heart of Bullskin Township! This property has been lovingly cared for over the years—and it shows from the moment you pull in. Step inside to find a spacious and functional layout featuring a 27x12 living room perfect for gatherings, along with a formal dining room and an additional sitting room offering flexible space for a home office, reading nook, or playroom. Hardwood floors add warmth and character throughout much of the home. The large kitchen is truly the heart of the home, offering an abundance of counter space—ideal for cooking, baking, or hosting loved ones and friends without feeling cramped. Convenience is key with first-floor laundry, making everyday living just a little bit easier. Outside, enjoy a flat, usable yard—a rare find—complete with a shed that’s perfect for gardening tools, lawn equipment, or extra storage. Located directly along Route 119, you’ll have quick and easy access to shopping, dining, and everyday amenities, while still enjoying a comfortable residential setting. Commuters will love being just 25 minutes to Greensburg and 21 minutes to Uniontown. If you’ve been looking for a solid, well-kept home with space, functionality, and a location that keeps life simple—this one checks the boxes!

ⓘ 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: $2,085 · $174/mo
• Projected year-2 tax: $2,306 · $192/mo
• Expected delta: +$222/yr (+$18/mo · 10.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,693
• − Mortgage interest: −$8,962
• − Property taxes: −$2,085
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$4,655
• Taxable loss: −$4,117
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $-365/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 — Connellsville

• Score: 72/100
• State rank: #602
• US rank: #5763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,752

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Romanian 7% Iranian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% 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: ▼ -36.63%
• Current HPI: 193.6086
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-08 Contingent — NCWVREIN
• 2026-05-08 Pending — West Penn MLS
• 2026-05-06 Listed $160,000 NCWVREIN
• 2026-05-06 Listed $160,000 West Penn MLS

Property tax history

+3.2%/yr

Latest (2026): $2,085 · +0.0% YoY. Source: county tax records.