371 Garner Run Rd · West Waynesburg, PA 15370

$50,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 26 Days on market

Built 1980 1.00 ac lot ↓ 23% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is a wonderful fixer upper ready for investors! Build your dream home!

Key facts

• 1 acre lot
• Built 1980
• Listed 26 days

Property features AI

Finance

• Financial info: Assessed value $20,070; Annual taxes approximately $839

Exterior

• Home design: 2-story building
• Construction: Resale construction
• Exterior features: 1-acre lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale property

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,687 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Central Greene SD (town): math 24% / reading 40% proficiency, ranked #434 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynesburg Central El School (math 21% / reading 43%, grade F, #1,094 of 1,518 statewide, top 73%, 765 students, 1% FRL); Miller Ms (math 14% / reading 37%, grade F, #414 of 512 statewide, top 81%, 229 students, 2% FRL); Waynesburg Central Hs (math 52% / reading 24%, grade F, #281 of 437 statewide, top 65%, 500 students, 1% FRL) — zoned schools average 1% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($346 loan paydown + $1k appreciation (2.2% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.29% ✓
• Cap rate: 19.56%
• Cash-on-cash: 47.39%
• DSCR: 3.11
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.0%
• Equity multiple: 3.50×
• Total profit: $34,996
• Equity at exit: $20,278

10-year hold

• IRR: 46.6%
• Equity multiple: 6.99×
• Total profit: $83,920
• Equity at exit: $29,635

Cash invested: $14,000 (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 15370

• Home prices YoY: 1.3%
• Active inventory: 41
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $486

Break-even live

Break-even rent $531

Max offer price $50,000

Occupancy floor 53%

Sensitivity live

Price	-10% $515	-5% $501	+0% $486	+5% $472	+10% $458
Rent	-10% $396	-5% $441	+0% $486	+5% $532	+10% $577
Rate	-1.0pp $512	-0.5pp $499	base $486	+0.5pp $473	+1.0pp $460

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $50,000 Active 26 DOM
2. 2026-06-19
   days on market $50,000 Active 24 DOM
3. 2026-06-18
   days on market $50,000 Active 23 DOM
4. 2026-06-17
   days on market $50,000 Active 22 DOM
5. 2026-06-16
   days on market $50,000 Active 21 DOM
6. 2026-06-15
   days on market $50,000 Active 20 DOM
7. 2026-06-14
   days on market $50,000 Active 18 DOM
8. 2026-06-13
   days on market $50,000 Active 17 DOM
9. 2026-06-10
   days on market $50,000 Active 15 DOM
10. 2026-06-09
    days on market $50,000 Active 14 DOM
11. 2026-06-08
    days on market $50,000 Active 13 DOM
12. 2026-06-07
    days on market $50,000 Active 12 DOM
13. 2026-06-05
    days on market $50,000 Active 9 DOM
14. 2026-06-03
    days on market $50,000 Active 8 DOM
15. 2026-06-02
    days on market $50,000 Active 7 DOM
16. 2026-06-01
    days on market $50,000 Active 6 DOM
17. 2026-05-31
    days on market $50,000 Active 5 DOM
18. 2026-05-30
    days on market $50,000 Active 4 DOM
19. 2026-05-26
    listed $50,000 Active
20. 2022-07-20
    status Active 84-char remark

    Show marketing remark (84 chars)

    This property is a wonderful fixer upper ready for investors! Build your dream home!

21. 2022-06-01
    historical 84-char remark

    Show marketing remark (84 chars)

    This property is a wonderful fixer upper ready for investors! Build your dream home!

22. 2022-05-26
    price $49,900 84-char remark

    Show marketing remark (84 chars)

    This property is a wonderful fixer upper ready for investors! Build your dream home!

23. 2022-05-24
    price $55,000 84-char remark

    Show marketing remark (84 chars)

    This property is a wonderful fixer upper ready for investors! Build your dream home!

24. 2022-05-17
    listed $65,000 Active 84-char remark

    Show marketing remark (84 chars)

    This property is a wonderful fixer upper ready for investors! Build your dream home!

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,760
• − Mortgage interest: −$2,801
• − Property taxes: −$839
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$1,455
• Taxable income: $5,416
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $4,537/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: Central Greene SD
• NCES district ID: 4205430
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $48,139
• Composite: 27.62/100
• National rank: #6926
• State rank: #434 of 539 in PA

Livability — West Waynesburg

• Score: 52/100
• State rank: #1687
• US rank: #24928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.20%
• Current HPI: 175.8258
• 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

-23.1% since first listed

6 events — show timeline

• 2026-05-26 Listed $50,000 West Penn MLS
• 2022-07-20 Relisted — West Penn MLS
• 2022-06-01 Delisted — West Penn MLS
• 2022-05-26 Price Changed $49,900 West Penn MLS
• 2022-05-24 Price Changed $55,000 West Penn MLS
• 2022-05-17 Listed $65,000 West Penn MLS

Property tax history

-7.6%/yr

Latest (2025): $839 · +0.0% YoY. Source: county tax records.