475 S 7th St · Indiana, PA 15701

$72,000

3 bd · 3.0 ba · 2,036 sqft · SingleFamily public records · 244 Days on market

Built 1940 6,930 sqft lot $35/sqft · 53% below area ↓ 15% 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
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Formerly a Duplex, this 3-Bedroom, 3-Bath is located on a Corner Lot, just minutes from Indiana University of Pennsylvania (IUP), in a College Town known for its small-town charm. This would be ideal for families, students, or professionals. Has private entrances, and off-street parking.

Key facts

• Private entrances
• Off-street parking
• Corner lot

Tags

• CORNER LOT
• PRIVATE ENTRANCES
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.2% in Indiana — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#429 in PA, #3,920 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Indiana Area SD (town): math 49% / reading 67% proficiency, ranked #96 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 94 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.78% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.50%
• DSCR: 1.82
• GRM: 4.7

CMA / ARV

• ARV (median comp): $153,451
• List price: $72,000
• Delta: -53.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 S 7th St	0.04mi	3/2.5	1,950 (-4%)	10mo	$130,000	$67	81
606 Maple St	0.20mi	3/3.0	1,931 (-5%)	10mo	$42,500	$22	74
654 S 5th St	0.25mi	3/1.5	1,931 (-5%)	7mo	$155,000	$80	68
395 Maple St	0.43mi	3/1.5	1,772 (-13%)	0mo	$232,000	$131	52
597 S 6th St	0.20mi	4/2.0 (+1)	1,800 (-12%)	13mo	$152,000	$84	52
969 Water St	0.65mi	4/2.0 (+1)	2,060 (+1%)	9mo	$96,500	$47	51
119 N Clymer Ave	0.66mi	3/2.5	2,262 (+11%)	1mo	$126,900	$56	48
720 Oak St	0.66mi	3/2.5	2,200 (+8%)	7mo	$92,500	$42	48
1195 Washington St	0.57mi	4/2.0 (+1)	1,927 (-5%)	10mo	$54,900	$28	47
308 S 13th St	0.71mi	3/2.0	1,898 (-7%)	20mo	$229,900	$121	35
211 N 5th St	0.74mi	4/2.0 (+1)	2,240 (+10%)	6mo	$235,000	$105	34
956 Water St	0.62mi	3/1.5	2,301 (+13%)	12mo	$90,000	$39	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.4%
• Equity multiple: 1.41×
• Total profit: $8,277
• Equity at exit: $10,735

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $33,294
• Equity at exit: $6,225

Cash invested: $20,160 (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 15701

• Home prices YoY: -26.2%
• Active inventory: 94
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $311

Break-even live

Break-even rent $890

Max offer price $72,000

Occupancy floor 71%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $72,000 Pending 244 DOM
2. 2026-06-09
   days on market $72,000 Active 242 DOM
3. 2026-06-08
   days on market $72,000 Active 241 DOM
4. 2026-06-07
   days on market $72,000 Active 240 DOM
5. 2026-06-02
   days on market $72,000 Active 235 DOM
6. 2026-06-01
   days on market $72,000 Active 234 DOM
7. 2026-05-31
   days on market $72,000 Active 233 DOM
8. 2026-05-30
   days on market $72,000 Active 232 DOM
9. 2026-03-10
   price $72,000 288-char remark

   Show marketing remark (288 chars)

   Formerly a Duplex, this 3-Bedroom, 3-Bath is located on a Corner Lot, just minutes from Indiana University of Pennsylvania (IUP), in a College Town known for its small-town charm. This would be ideal for families, students, or professionals. Has private entrances, and off-street parking.

10. 2025-12-24
    price $79,900 288-char remark

    Show marketing remark (288 chars)

    Formerly a Duplex, this 3-Bedroom, 3-Bath is located on a Corner Lot, just minutes from Indiana University of Pennsylvania (IUP), in a College Town known for its small-town charm. This would be ideal for families, students, or professionals. Has private entrances, and off-street parking.

11. 2025-11-07
    price $89,900 288-char remark

    Show marketing remark (288 chars)

    Formerly a Duplex, this 3-Bedroom, 3-Bath is located on a Corner Lot, just minutes from Indiana University of Pennsylvania (IUP), in a College Town known for its small-town charm. This would be ideal for families, students, or professionals. Has private entrances, and off-street parking.

12. 2025-10-10
    listed $99,900 Active 288-char remark

    Show marketing remark (288 chars)

    Formerly a Duplex, this 3-Bedroom, 3-Bath is located on a Corner Lot, just minutes from Indiana University of Pennsylvania (IUP), in a College Town known for its small-town charm. This would be ideal for families, students, or professionals. Has private entrances, and off-street parking.

13. 2021-10-05
    soldstatus $85,000

ⓘ 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: $3,547 · $296/mo
• Projected year-2 tax: $3,547 · $296/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,403
• − Mortgage interest: −$4,033
• − Property taxes: −$3,547
• − Insurance: −$360
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,095
• Taxable income: $2,904
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,033/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: Indiana Area SD
• NCES district ID: 4212150
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $40,558
• Composite: 48.44/100
• National rank: #2133
• State rank: #96 of 539 in PA

Livability — Indiana

• Score: 75/100
• State rank: #429
• US rank: #3920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indiana, PA
• County: Indiana County · 31,269 people
• City population: 31,269
• Metro: Indiana, PA
• Population (ZIP): 31,269
• Household income: $56,311
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1590.0

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.33%
• Current HPI: 167.0982
• Rent YoY: —
• Metro: Indiana, PA
• 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

-15.3% since first listed

5 events — show timeline

• 2026-03-10 Price Changed $72,000 West Penn MLS
• 2025-12-24 Price Changed $79,900 West Penn MLS
• 2025-11-07 Price Changed $89,900 West Penn MLS
• 2025-10-10 Listed $99,900 West Penn MLS
• 2021-10-05 Sold (Public Records) $85,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,547 · +1.7% YoY. Source: county tax records.