4022 Pittsburgh Rd · Perry, PA 15012

$91,900

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 85 Days on market

Built 1950 0.68 ac lot $62/sqft · 45% below area Est $166k · 45% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bed/1 bath brick ranch on . 68 acres. Extras include a deck, 1-car attached garage, and a fireplace. Lots of potential. Centrally located between Belle Vernon, Perryopolis, Fayette City, and Smithton.

Key facts

• Centrally located
• Deck
• Brick ranch

Tags

• BRICK RANCH
• DECK
• FIREPLACE
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Frazier SD (rural): math 25% / reading 52% proficiency, ranked #371 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 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 $10k of equity ($635 loan paydown + $9k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $92k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,386 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 5.5

CMA / ARV

• ARV (median comp): $165,812
• List price: $91,900
• Delta: -44.58%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
459 Harmony Church Rd	0.57mi	3/1.0	1,410 (-5%)	22mo	$26,000	$18	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.0%
• Equity multiple: 3.85×
• Total profit: $73,425
• Equity at exit: $82,791

10-year hold

• IRR: 31.8%
• Equity multiple: 8.70×
• Total profit: $198,072
• Equity at exit: $178,541

Cash invested: $25,732 (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 15012

• Home prices YoY: 5.9%
• Active inventory: 93
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $366

Break-even live

Break-even rent $930

Max offer price $91,900

Occupancy floor 69%

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   price $91,900 Active 85 DOM
2. 2026-06-18
   days on market $96,800 Active 85 DOM
3. 2026-06-17
   days on market $96,800 Active 84 DOM
4. 2026-06-16
   days on market $96,800 Active 83 DOM
5. 2026-06-15
   days on market $96,800 Active 82 DOM
6. 2026-06-13
   days on market $96,800 Active 80 DOM
7. 2026-06-12
   days on market $96,800 Active 79 DOM
8. 2026-06-09
   days on market $96,800 Active 76 DOM
9. 2026-06-08
   days on market $96,800 Active 75 DOM
10. 2026-06-08
    days on market $96,800 Active 74 DOM
11. 2026-06-07
    days on market $96,800 Active 73 DOM
12. 2026-06-04
    days on market $96,800 Active 70 DOM
13. 2026-06-02
    days on market $96,800 Active 69 DOM
14. 2026-06-01
    days on market $96,800 Active 68 DOM
15. 2026-05-31
    days on market $96,800 Active 67 DOM
16. 2026-05-10
    price $96,800 202-char remark

    Show marketing remark (202 chars)

    3 bed/1 bath brick ranch on . 68 acres. Extras include a deck, 1-car attached garage, and a fireplace. Lots of potential. Centrally located between Belle Vernon, Perryopolis, Fayette City, and Smithton.

17. 2026-03-26
    listed $101,850 Active 202-char remark

    Show marketing remark (202 chars)

    3 bed/1 bath brick ranch on . 68 acres. Extras include a deck, 1-car attached garage, and a fireplace. Lots of potential. Centrally located between Belle Vernon, Perryopolis, Fayette City, and Smithton.

18. 1998-01-12
    soldstatus $21,500

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,571 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 18 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: $16,711
• − Mortgage interest: −$5,148
• − Property taxes: −$2,571
• − Insurance: −$460
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$2,673
• Taxable income: $3,186
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,624/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: Frazier SD
• NCES district ID: 4210350
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $46,463
• Composite: 32.8/100
• National rank: #5628
• State rank: #371 of 539 in PA

Livability — Perry

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

Census & demographics

• Population (ZIP): 15,294

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 (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada, India, China
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▲ 14.36%
• Current HPI: 258.8202
• 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

+350.2% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $96,800 West Penn MLS
• 2026-03-26 Listed $101,850 West Penn MLS
• 1998-01-12 Sold (Public Records) $21,500 Public Records

Property tax history

+5.1%/yr

Latest (2026): $2,571 · +3.8% YoY. Source: county tax records.