102 Turnbull Ln · Perry, PA 15492

$59,900

3 bd · 1.5 ba · 1,085 sqft · SingleFamily public records · 133 Days on market

Built 1948 0.77 ac lot $55/sqft · 50% below area

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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 +5.0/10.0
• 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

Investor Alert! Great 3 bedroom brick single with covered front porch, attached garage, rear covered porch, lots of original hardwood floors and wood trim, was partially renovated just need to come in and finish. New wall to wall carpet in upstairs bedrooms. Being sold in as-is condition.

Key facts

• Covered front porch
• Wood trim
• Rear covered porch

Tags

• COVERED FRONT PORCH
• ATTACHED GARAGE
• REAR COVERED PORCH
• ORIGINAL HARDWOOD FLOORS
• WOOD TRIM
• PARTIALLY RENOVATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: 1 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 $2k of equity ($414 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1948 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.80% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.81%
• DSCR: 2.19
• GRM: 4.6

CMA / ARV

• ARV (median comp): $120,654
• List price: $59,900
• Delta: -50.35%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3879 Pittsburgh Rd	0.37mi	4/2.0 (+1)	1,080 (-0%)	10mo	$150,000	$139	66
337 Wickhaven Rd	0.21mi	2/1.0 (-1)	1,167 (+8%)	8mo	$70,000	$60	63

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: 29.1%
• Equity multiple: 2.65×
• Total profit: $27,637
• Equity at exit: $26,934

10-year hold

• IRR: 29.6%
• Equity multiple: 5.17×
• Total profit: $70,021
• Equity at exit: $41,508

Cash invested: $16,772 (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 15492

• Active inventory: 1
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $319

Break-even live

Break-even rent $673

Max offer price $59,900

Occupancy floor 65%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $59,900 Active 133 DOM
2. 2026-06-17
   days on market $59,900 Active 132 DOM
3. 2026-06-16
   days on market $59,900 Active 131 DOM
4. 2026-06-15
   days on market $59,900 Active 130 DOM
5. 2026-06-13
   days on market $59,900 Active 128 DOM
6. 2026-06-12
   days on market $59,900 Active 127 DOM
7. 2026-06-09
   days on market $59,900 Active 124 DOM
8. 2026-06-08
   days on market $59,900 Active 123 DOM
9. 2026-06-08
   days on market $59,900 Active 122 DOM
10. 2026-06-07
    days on market $59,900 Active 121 DOM
11. 2026-06-04
    days on market $59,900 Active 118 DOM
12. 2026-06-02
    days on market $59,900 Active 117 DOM
13. 2026-06-01
    price $59,900 Active 116 DOM
14. 2026-06-01
    days on market $64,900 Active 116 DOM
15. 2026-05-31
    days on market $64,900 Active 115 DOM
16. 2026-05-08
    price $69,900 290-char remark

    Show marketing remark (290 chars)

    Investor Alert! Great 3 bedroom brick single with covered front porch, attached garage, rear covered porch, lots of original hardwood floors and wood trim, was partially renovated just need to come in and finish. New wall to wall carpet in upstairs bedrooms. Being sold in as-is condition.

17. 2026-04-06
    price $74,900 290-char remark

    Show marketing remark (290 chars)

    Investor Alert! Great 3 bedroom brick single with covered front porch, attached garage, rear covered porch, lots of original hardwood floors and wood trim, was partially renovated just need to come in and finish. New wall to wall carpet in upstairs bedrooms. Being sold in as-is condition.

18. 2026-02-24
    price $79,900 290-char remark

    Show marketing remark (290 chars)

    Investor Alert! Great 3 bedroom brick single with covered front porch, attached garage, rear covered porch, lots of original hardwood floors and wood trim, was partially renovated just need to come in and finish. New wall to wall carpet in upstairs bedrooms. Being sold in as-is condition.

19. 2026-02-05
    listed $89,900 Active 290-char remark

    Show marketing remark (290 chars)

    Investor Alert! Great 3 bedroom brick single with covered front porch, attached garage, rear covered porch, lots of original hardwood floors and wood trim, was partially renovated just need to come in and finish. New wall to wall carpet in upstairs bedrooms. Being sold in as-is condition.

20. 2021-11-23
    soldstatus $35,000

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 9/10 Extreme FEMA zone X (unshaded) · 98% 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: $12,928
• − Mortgage interest: −$3,355
• − Property taxes: −$1,647
• − Insurance: −$966
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,743
• Taxable income: $3,149
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,075/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): 172

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: Highly diverse neighborhood (Simpson 0.79)
• Race & ethnicity: Two or more races 54% White 46%
• Common ancestry: Romanian 4%

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: —
• Current HPI: —
• 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

+99.7% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $69,900 West Penn MLS
• 2026-04-06 Price Changed $74,900 West Penn MLS
• 2026-02-24 Price Changed $79,900 West Penn MLS
• 2026-02-05 Listed $89,900 West Penn MLS
• 2021-11-23 Sold (Public Records) $35,000 Public Records

Property tax history

+5.1%/yr

Latest (2026): $1,647 · +3.8% YoY. Source: county tax records.