793 Evergreen Rd · Gilpin, PA 15656

$155,000

3 bd · 1.5 ba · 1,662 sqft · SingleFamily public records · 94 Days on market

Built 1943 0.63 ac lot $93/sqft · 24% below area Est $203k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +10.0/10.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into the charm and tranquility of 793 Evergreen in Leechburg, a home that perfectly blends comfort, style, and convenience. New roof, Heating and AV. Nestled on a serene street, this property offers the ideal backdrop for relaxed living and entertaining alike. Inside, you’ll find a spacious layout that flows seamlessly from room to room, with ample natural light spilling through large windows. The heart of the home is a beautifully appointed kitchen, ready to inspire your inner chef with appliances and plenty of counter space. Cozy up in the inviting living area or retreat to the generously sized bedrooms for a quiet escape. Outside, the property truly shines. Whether you're sipping coffee on the porch or hosting summer barbecues in the backyard, there’s plenty of room to enjoy the fresh air and lush surroundings.

Key facts

• Ample natural light
• Inviting living area
• Backyard

Tags

• BEAUTIFULLY APPOINTED KITCHEN
• AMPLE NATURAL LIGHT
• INVITING LIVING AREA
• GENEROUSLY SIZED BEDROOMS
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (11.7% below list).
• Recommended offer: $137k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Leechburg Area SD (suburban): math 33% / reading 53% proficiency, ranked #303 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Armstrong County population projected at -27% 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $155k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,851 (11.7% 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. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $203,181
• List price: $155,000
• Delta: -23.71%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $83,128
• Equity at exit: $139,636

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $245,922
• Equity at exit: $301,131

Cash invested: $43,400 (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 15656

• Home prices YoY: 9.1%
• Active inventory: 32
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-21

Break-even live

Break-even rent $1,395

Max offer price $151,315

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $23	+0% $-21	+5% $-65	+10% $-109
Rent	-10% $-129	-5% $-75	+0% $-21	+5% $33	+10% $87
Rate	-1.0pp $57	-0.5pp $19	base $-21	+0.5pp $-61	+1.0pp $-102

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $155,000 Active 94 DOM
2. 2026-06-18
   days on market $155,000 Active 92 DOM
3. 2026-06-17
   days on market $155,000 Active 91 DOM
4. 2026-06-16
   days on market $155,000 Active 90 DOM
5. 2026-06-15
   days on market $155,000 Active 89 DOM
6. 2026-06-13
   days on market $155,000 Active 87 DOM
7. 2026-06-12
   days on market $155,000 Active 86 DOM
8. 2026-06-09
   days on market $155,000 Active 83 DOM
9. 2026-06-08
   days on market $155,000 Active 82 DOM
10. 2026-06-08
    days on market $155,000 Active 81 DOM
11. 2026-06-05
    days on market $155,000 Active 79 DOM
12. 2026-06-04
    days on market $155,000 Active 77 DOM
13. 2026-06-02
    days on market $155,000 Active 76 DOM
14. 2026-06-01
    days on market $155,000 Active 75 DOM
15. 2026-05-31
    days on market $155,000 Active 74 DOM
16. 2026-04-15
    price $155,000 842-char remark

    Show marketing remark (842 chars)

    Step into the charm and tranquility of 793 Evergreen in Leechburg, a home that perfectly blends comfort, style, and convenience. New roof, Heating and AV. Nestled on a serene street, this property offers the ideal backdrop for relaxed living and entertaining alike. Inside, you’ll find a spacious layout that flows seamlessly from room to room, with ample natural light spilling through large windows. The heart of the home is a beautifully appointed kitchen, ready to inspire your inner chef with appliances and plenty of counter space. Cozy up in the inviting living area or retreat to the generously sized bedrooms for a quiet escape. Outside, the property truly shines. Whether you're sipping coffee on the porch or hosting summer barbecues in the backyard, there’s plenty of room to enjoy the fresh air and lush surroundings.

17. 2026-04-02
    price $160,000 842-char remark

    Show marketing remark (842 chars)

    Step into the charm and tranquility of 793 Evergreen in Leechburg, a home that perfectly blends comfort, style, and convenience. New roof, Heating and AV. Nestled on a serene street, this property offers the ideal backdrop for relaxed living and entertaining alike. Inside, you’ll find a spacious layout that flows seamlessly from room to room, with ample natural light spilling through large windows. The heart of the home is a beautifully appointed kitchen, ready to inspire your inner chef with appliances and plenty of counter space. Cozy up in the inviting living area or retreat to the generously sized bedrooms for a quiet escape. Outside, the property truly shines. Whether you're sipping coffee on the porch or hosting summer barbecues in the backyard, there’s plenty of room to enjoy the fresh air and lush surroundings.

18. 2026-03-18
    listed $170,000 Active 842-char remark

    Show marketing remark (842 chars)

    Step into the charm and tranquility of 793 Evergreen in Leechburg, a home that perfectly blends comfort, style, and convenience. New roof, Heating and AV. Nestled on a serene street, this property offers the ideal backdrop for relaxed living and entertaining alike. Inside, you’ll find a spacious layout that flows seamlessly from room to room, with ample natural light spilling through large windows. The heart of the home is a beautifully appointed kitchen, ready to inspire your inner chef with appliances and plenty of counter space. Cozy up in the inviting living area or retreat to the generously sized bedrooms for a quiet escape. Outside, the property truly shines. Whether you're sipping coffee on the porch or hosting summer barbecues in the backyard, there’s plenty of room to enjoy the fresh air and lush surroundings.

19. 1994-03-17
    soldstatus $43,000

ⓘ 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: $2,695 · $225/mo
• Projected year-2 tax: $2,695 · $225/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,422
• − Mortgage interest: −$8,682
• − Property taxes: −$2,695
• − Insurance: −$775
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,509
• Taxable loss: −$2,867
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $438/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: Leechburg Area SD
• NCES district ID: 4213470
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $47,241
• Composite: 36.64/100
• National rank: #4618
• State rank: #303 of 539 in PA

Livability — Gilpin

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

Census & demographics

• Population (ZIP): 9,766

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 11% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.11%
• Current HPI: 252.6103
• 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

+260.5% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $155,000 West Penn MLS
• 2026-04-02 Price Changed $160,000 West Penn MLS
• 2026-03-18 Listed $170,000 West Penn MLS
• 1994-03-17 Sold (Public Records) $43,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $2,695 · +1.1% YoY. Source: county tax records.