430 S Main St · Cherry Tree, PA 15724

$49,000

4 bd · 1.0 ba · 2,679 sqft · SingleFamily · 309 Days on market

Built 1900 Poor condition 8,712 sqft lot $18/sqft · 60% below area ↓ 18% 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
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Step back in time with this charming former service station! Once a bustling fueling stop, store, and working garage, this property offers endless possibilities for its next chapter. Behind the storefront, you'll find a spacious living area complete with a cozy living room, dining room, and four bedrooms with a full bath upstairs—perfect for an entrepreneur who wants to live and work under one roof. The garage features a lift, ideal for automotive projects or other hands-on trades. With its versatile layout and historic character, this property could be transformed to suit a wide variety of businesses or creative uses—the only limit is your imagination! Seller is motivated and looking for offers—don't miss this unique opportunity!

Key facts

• Versatile layout
• Spacious living area
• Full bath upstairs

Tags

• SPACIOUS LIVING AREA
• COMFORTABLE LIVING ROOM
• DINING ROOM
• FULL BATH UPSTAIRS
• GARAGE EQUIPPED WITH A LIFT
• VERSATILE LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $49k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,060 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Harmony Area SD (rural): math 50% / reading 60% proficiency, ranked #335 of 658 in PA (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($339 loan paydown + $3k appreciation (5.6% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — 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. 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?
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: 2.69% ✓
• Cap rate: 23.49%
• Cash-on-cash: 61.42%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

• ARV (median comp): $122,305
• List price: $49,000
• Delta: -59.94%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.9%
• Equity multiple: 5.21×
• Total profit: $57,751
• Equity at exit: $29,586

10-year hold

• IRR: 66.3%
• Equity multiple: 10.86×
• Total profit: $135,218
• Equity at exit: $52,633

Cash invested: $13,720 (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 15724

• Home prices YoY: 4.2%
• Active inventory: 4
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $702

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 42%

Sensitivity live

Price	-10% $736	-5% $719	+0% $702	+5% $685	+10% $668
Rent	-10% $598	-5% $650	+0% $702	+5% $754	+10% $806
Rate	-1.0pp $727	-0.5pp $715	base $702	+0.5pp $690	+1.0pp $677

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $49,000 Active 309 DOM
2. 2026-06-18
   days on market $49,000 Active 307 DOM
3. 2026-06-17
   days on market $49,000 Active 306 DOM
4. 2026-06-16
   days on market $49,000 Active 305 DOM
5. 2026-06-15
   days on market $49,000 Active 304 DOM
6. 2026-06-13
   days on market $49,000 Active 302 DOM
7. 2026-06-12
   days on market $49,000 Active 301 DOM
8. 2026-06-09
   days on market $49,000 Active 298 DOM
9. 2026-06-08
   days on market $49,000 Active 297 DOM
10. 2026-06-08
    days on market $49,000 Active 296 DOM
11. 2026-06-05
    days on market $49,000 Active 294 DOM
12. 2026-06-04
    days on market $49,000 Active 292 DOM
13. 2026-06-02
    days on market $49,000 Active 291 DOM
14. 2026-06-01
    days on market $49,000 Active 290 DOM
15. 2026-05-31
    days on market $49,000 Active 289 DOM
16. 2026-02-16
    status Active 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this charming former service station! Once a bustling fueling stop, store, and working garage, this property offers endless possibilities for its next chapter. Behind the storefront, you'll find a spacious living area complete with a cozy living room, dining room, and four bedrooms with a full bath upstairs—perfect for an entrepreneur who wants to live and work under one roof. The garage features a lift, ideal for automotive projects or other hands-on trades. With its versatile layout and historic character, this property could be transformed to suit a wide variety of businesses or creative uses—the only limit is your imagination! Seller is motivated and looking for offers—don't miss this unique opportunity!

17. 2026-02-13
    historical 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this charming former service station! Once a bustling fueling stop, store, and working garage, this property offers endless possibilities for its next chapter. Behind the storefront, you'll find a spacious living area complete with a cozy living room, dining room, and four bedrooms with a full bath upstairs—perfect for an entrepreneur who wants to live and work under one roof. The garage features a lift, ideal for automotive projects or other hands-on trades. With its versatile layout and historic character, this property could be transformed to suit a wide variety of businesses or creative uses—the only limit is your imagination! Seller is motivated and looking for offers—don't miss this unique opportunity!

18. 2025-09-17
    price $49,000 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this charming former service station! Once a bustling fueling stop, store, and working garage, this property offers endless possibilities for its next chapter. Behind the storefront, you'll find a spacious living area complete with a cozy living room, dining room, and four bedrooms with a full bath upstairs—perfect for an entrepreneur who wants to live and work under one roof. The garage features a lift, ideal for automotive projects or other hands-on trades. With its versatile layout and historic character, this property could be transformed to suit a wide variety of businesses or creative uses—the only limit is your imagination! Seller is motivated and looking for offers—don't miss this unique opportunity!

19. 2025-09-03
    price $54,000 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this charming former service station! Once a bustling fueling stop, store, and working garage, this property offers endless possibilities for its next chapter. Behind the storefront, you'll find a spacious living area complete with a cozy living room, dining room, and four bedrooms with a full bath upstairs—perfect for an entrepreneur who wants to live and work under one roof. The garage features a lift, ideal for automotive projects or other hands-on trades. With its versatile layout and historic character, this property could be transformed to suit a wide variety of businesses or creative uses—the only limit is your imagination! Seller is motivated and looking for offers—don't miss this unique opportunity!

20. 2025-08-12
    listed $59,900 Active 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this charming former service station! Once a bustling fueling stop, store, and working garage, this property offers endless possibilities for its next chapter. Behind the storefront, you'll find a spacious living area complete with a cozy living room, dining room, and four bedrooms with a full bath upstairs—perfect for an entrepreneur who wants to live and work under one roof. The garage features a lift, ideal for automotive projects or other hands-on trades. With its versatile layout and historic character, this property could be transformed to suit a wide variety of businesses or creative uses—the only limit is your imagination! Seller is motivated and looking for offers—don't miss this unique opportunity!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,811
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$1,425
• Taxable income: $8,131
• Est. tax owed @ 24.0%: −$1,951
• After-tax cash flow: $6,476/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to bring it up to a livable condition. Significant investment is needed to improve the roof, siding, interior, and HVAC system, as well as landscaping and curb appeal.

Repairs flagged

• Major roof — Missing shingles and general disrepair
• Major exterior siding — Weathered and disrepair
• Major interior walls — Peeling paint and general disrepair
• Major flooring — Worn and damaged hardwood floors
• Major HVAC/mechanicals — General disrepair and lack of maintenance

Value-add opportunities

• Both New roof and siding — Improves both resale and rental value
• Both Interior paint and flooring — Enhances both resale and rental value
• Both HVAC system — Improves comfort and energy efficiency
• Both Landscaping and curb appeal — Enhances both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles and general disrepair	Major	$15,000–50,000
exterior siding · Weathered and disrepair	Major	$15,000–50,000
interior walls · Peeling paint and general disrepair	Major	$15,000–50,000
flooring · Worn and damaged hardwood floors	Major	$15,000–50,000
HVAC/mechanicals · General disrepair and lack of maintenance	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof and siding — Improves both resale and rental value ↑
• Both Interior paint and flooring — Enhances both resale and rental value ↑
• Both HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Enhances both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Harmony Area SD
• NCES district ID: 4211520
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $38,411
• Composite: 47.62/100
• National rank: #4946
• State rank: #335 of 658 in PA

Livability — Cherry Tree

• Score: 66/100
• State rank: #1060
• US rank: #11990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherry Tree, PA
• Population (ZIP): 2,069

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 8% Lithuanian 3% Subsaharan African 1%
• Languages at home: 97% English-only · German/W. Germanic 2%

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: ▲ 5.60%
• Current HPI: 138.0308
• 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

-18.2% since first listed

5 events — show timeline

• 2026-02-16 Relisted — AHARMLS
• 2026-02-13 Delisted — AHARMLS
• 2025-09-17 Price Changed $49,000 AHARMLS
• 2025-09-03 Price Changed $54,000 AHARMLS
• 2025-08-12 Listed $59,900 AHARMLS