168 Main St

Allison, PA 15417

$59,900B+

4 bd · 1.5 ba · 2,296 sqft · Built 1912 · SingleFamily · Pending · 37 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,295/mo
• Mortgage (P&I): −$314
• Tax + insurance: −$72
• HOA: −$0
• Vac / Maint / Mgmt: −$272
• Net cashflow: $637/mo
• Annual: $7,641/yr
• Cap rate: 19.05%
• Cash-on-cash: 45.56%
• DSCR: 3.03
• 1% rule: 2.16%
• Cash to close: $16,772

Investor read

• This is a 4-bed/1.5-bath single-family listed at $60k.
• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Local home prices are declining (-1.7%/yr); year-one equity from $414 of loan paydown is wiped out by about $998 of value loss. Plan a longer hold.
• Location reads 47/100 on livability (#1,714 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, health & safety A; Watch: amenities F, commute F, employment F.
• Brownsville Area SD (rural): math 17% / reading 34% proficiency, ranked #472 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brownsville Area El Sch (math 16% / reading 37%, grade F, #1,169 of 1,518 statewide, top 77%, 700 students, 100% FRL); Brownsville Area Ms (math 7% / reading 32%, grade F, #444 of 512 statewide, top 87%, 352 students, 100% FRL); Brownsville Area Hs (math 64% / reading 24%, grade F, #196 of 437 statewide, top 47%, 434 students, 77% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 44 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).
• 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Questions for listing agent

• It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.