291 Liberty St · Sharon, PA 16146

$72,500

6 bd · 4.0 ba · — sqft · Other · 66 Days on market

Built 1900 6,534 sqft lot Est $118k · 38% under ↓ 9% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Duplex Investment in Sharon! Don’t miss this income-producing duplex featuring long-term tenants and immediate cash flow. The first-floor unit offers a comfortable 2-bedroom, 1-bath layout, while the second-floor unit includes a 1-bedroom, 1-bath apartment, ideal for maximizing rental potential. This property has been well maintained and includes a brand new roof, giving peace of mind to the next owner. It is also up to Sharon code with an occupancy permit in place, making this a truly turnkey investment. With established long-term tenants, this duplex provides consistent income from day one—perfect for both seasoned investors and those looking to get started in real estate. Conveniently located near local amenities, shopping, and major roadways, this property checks all the boxes for a solid addition to your portfolio. Start earning immediately with this low-maintenance, fully compliant duplex!

Key facts

• Turnkey duplex
• Brand new roof
• 6,534 sq ft lot

Tags

• TURNKEY DUPLEX
• INCOME PRODUCING DUPLEX
• BRAND NEW ROOF
• FULLY COMPLIANT DUPLEX

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/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: $68k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,100 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Sharon City SD (suburban): math 20% / reading 42% proficiency, ranked #446 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mercer County population projected at -22% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.05% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.76%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $117,594
• List price: $72,500
• Delta: -38.35%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.9%
• Equity multiple: 2.48×
• Total profit: $30,044
• Equity at exit: $10,810

10-year hold

• IRR: 41.8%
• Equity multiple: 4.94×
• Total profit: $80,063
• Equity at exit: $6,268

Cash invested: $20,300 (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 16146

• Active inventory: 74
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $656

Break-even live

Break-even rent $653

Max offer price $72,500

Occupancy floor 51%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-17
   price $72,500 929-char remark

   Show marketing remark (929 chars)

   Turnkey Duplex Investment in Sharon! Don’t miss this income-producing duplex featuring long-term tenants and immediate cash flow. The first-floor unit offers a comfortable 2-bedroom, 1-bath layout, while the second-floor unit includes a 1-bedroom, 1-bath apartment, ideal for maximizing rental potential. This property has been well maintained and includes a brand new roof, giving peace of mind to the next owner. It is also up to Sharon code with an occupancy permit in place, making this a truly turnkey investment. With established long-term tenants, this duplex provides consistent income from day one—perfect for both seasoned investors and those looking to get started in real estate. Conveniently located near local amenities, shopping, and major roadways, this property checks all the boxes for a solid addition to your portfolio. Start earning immediately with this low-maintenance, fully compliant duplex!

2. 2026-03-23
   listed $79,900 Active 929-char remark

   Show marketing remark (929 chars)

   Turnkey Duplex Investment in Sharon! Don’t miss this income-producing duplex featuring long-term tenants and immediate cash flow. The first-floor unit offers a comfortable 2-bedroom, 1-bath layout, while the second-floor unit includes a 1-bedroom, 1-bath apartment, ideal for maximizing rental potential. This property has been well maintained and includes a brand new roof, giving peace of mind to the next owner. It is also up to Sharon code with an occupancy permit in place, making this a truly turnkey investment. With established long-term tenants, this duplex provides consistent income from day one—perfect for both seasoned investors and those looking to get started in real estate. Conveniently located near local amenities, shopping, and major roadways, this property checks all the boxes for a solid addition to your portfolio. Start earning immediately with this low-maintenance, fully compliant duplex!

ⓘ 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: $1,268 · $106/mo
• Projected year-2 tax: $1,268 · $106/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,799
• − Mortgage interest: −$4,061
• − Property taxes: −$1,268
• − Insurance: −$362
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$2,109
• Taxable income: $7,150
• Est. tax owed @ 24.0%: −$1,716
• After-tax cash flow: $6,152/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: Sharon City SD
• NCES district ID: 4221330
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $31,081
• Composite: 25.14/100
• National rank: #7521
• State rank: #446 of 539 in PA

Livability — Sharon

• Score: 65/100
• State rank: #1100
• US rank: #12460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon, PA
• County: Mercer County · 28,053 people
• City population: 12,936
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 12,936
• Household income: $45,670
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 685.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 108,341 people
• By 2030: 104,269 · -3.8%
• By 2040: 94,624 · -12.7%
• By 2050: 84,891 · -21.6%
• By 2075: 65,094 · -39.9%
• By 2100: 47,657 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+30.2) · D 34.5% · R 64.7%
• 2008→2024 swing: -29.9pp toward R · 2008: -0.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.0 2016: R+25.0 2012: R+2.5 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.55%
• Current HPI: 155.0912
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-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

-9.3% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $72,500 West Penn MLS
• 2026-03-23 Listed $79,900 West Penn MLS

Property tax history

+1.8%/yr

Latest (2025): $1,268 · +4.0% YoY. Source: county tax records.