14 E Church St · Masontown, PA 15461

$129,900

6 bd · 3.0 ba · 2,689 sqft · SingleFamily · 28 Days on market

Built 1901 Fair condition 5,227 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Appreciation +5.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

3 unit multi-family turnkey investment compound or opportunity for multi-generational living to offset living costs! Featuring two strictures with two bedroom units with equipped kitchens, this property offers an exceptional turnkey investment or house-hacking opportunity in Masontown! With potential where you can generate robust rental cash flow while still qualifying for residential financing, as long as one unit is owner occupied, you should consider this highly efficient real estate investment today!

Key facts

• 5,227 sq ft lot
• Built 1901
• Listed 27 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story frame home; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot dimensions approximately 43 x 139 x 42 x 138

Interior

• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full walk-out basement

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,115 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 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 $3k of equity ($898 loan paydown + $2k appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1901 — 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. 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.58×
• Total profit: $21,013
• Equity at exit: $48,882

10-year hold

• IRR: 14.1%
• Equity multiple: 2.83×
• Total profit: $66,588
• Equity at exit: $68,625

Cash invested: $36,372 (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 15461

• Home prices YoY: 0.8%
• Active inventory: 19
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $224

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $314	-5% $269	+0% $224	+5% $180	+10% $135
Rent	-10% $112	-5% $168	+0% $224	+5% $281	+10% $337
Rate	-1.0pp $290	-0.5pp $258	base $224	+0.5pp $191	+1.0pp $157

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $129,900 Active 28 DOM
2. 2026-06-18
   days on market $129,900 Active 27 DOM
3. 2026-06-17
   days on market $129,900 Active 26 DOM
4. 2026-06-16
   days on market $129,900 Active 25 DOM
5. 2026-06-15
   days on market $129,900 Active 24 DOM
6. 2026-06-14
   days on market $129,900 Active 22 DOM
7. 2026-06-13
   days on market $129,900 Active 21 DOM
8. 2026-06-10
   days on market $129,900 Active 19 DOM
9. 2026-06-09
   days on market $129,900 Active 18 DOM
10. 2026-06-08
    days on market $129,900 Active 17 DOM
11. 2026-06-07
    days on market $129,900 Active 16 DOM
12. 2026-06-02
    days on market $129,900 Active 11 DOM
13. 2026-06-01
    days on market $129,900 Active 10 DOM
14. 2026-05-31
    days on market $129,900 Active 9 DOM
15. 2026-05-30
    days on market $129,900 Active 8 DOM
16. 2026-05-22
    listed $129,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $17,046
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,779
• Taxable income: $665
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,534/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate updates to its kitchen and interior decor to improve its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen appliances — basic models
• Minor paint — dated colors

Value-add opportunities

• Both paint — Fresh paint can improve curb appeal and interior aesthetics
• Both kitchen appliances — Modern appliances can attract more renters and buyers
• Both interior decor — Updating the decor can make the home more appealing and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen appliances · basic models	Minor	$500–3,000
paint · dated colors	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both kitchen appliances — Modern appliances can attract more renters and buyers ↑
• Both interior decor — Updating the decor can make the home more appealing and increase its value ↑

ⓘ 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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Masontown

• Score: 65/100
• State rank: #1115
• US rank: #12702

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: Masontown, PA
• Population (ZIP): 3,624

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 (86%)
• Race & ethnicity: White 86% Black 11% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 9% Romanian 7% Slovak 5%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 2% Chinese 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: ▲ 1.66%
• Current HPI: 207.2041
• 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

• 2026-05-22 Listed $129,900 West Penn MLS