1081 Main St · Redstone, PA 15475

$90,000

3 bd · 1.5 ba · 1,396 sqft · SingleFamily · 59 Days on market

Built 1970 Fair condition 5,828 sqft lot $64/sqft · 28% below area Est $125k · 28% under ↓ 10% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 1.5-bath home offering great potential and solid features throughout! Situated on a generous lot, this property includes a fully fenced-in yard and your own in-ground pool—perfect for summer entertaining and outdoor enjoyment. Inside, you’ll find a functional layout with a finished basement providing additional living space—ideal for a game room, second living area, or home office. The home also features central A/C for year-round comfort and a one-car garage for added convenience. Step outside to a rear deck overlooking the yard and pool area, creating the perfect setting to relax or host gatherings. This home is being sold as-is, making it a great opportunity for buyers looking to add their personal touch, invest, or build equity. Don’t miss your chance to bring your vision to life with this property!

Key facts

• In-ground pool
• Fully fenced-in yard
• Finished basement

Tags

• FULLY FENCED-IN YARD
• IN-GROUND POOL
• FINISHED BASEMENT
• REAR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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.
• 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.
• Market conditions: 8 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $622 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $125,279
• List price: $90,000
• Delta: -28.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Union St	0.24mi	3/2.0	1,440 (+3%)	2mo	$125,000	$87	80
18 Vesta St	0.29mi	3/3.0	1,414 (+1%)	15mo	$169,000	$120	66
12 Circle	0.67mi	3/2.0	1,450 (+4%)	1mo	$40,000	$28	60
2028 5th St	0.52mi	3/2.0	1,424 (+2%)	24mo	$119,500	$84	51
143 Weinbrenner Ave	0.36mi	3/1.0	1,260 (-10%)	18mo	$26,400	$21	50
205 Stone Church Rd	0.72mi	2/2.0 (-1)	1,224 (-12%)	10mo	$149,900	$122	30

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

Projected returns pro-forma

-1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.50×
• Total profit: $12,527
• Equity at exit: $18,978

10-year hold

• IRR: 18.4%
• Equity multiple: 2.74×
• Total profit: $43,888
• Equity at exit: $17,672

Cash invested: $25,200 (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 15475

• Home prices YoY: -1.0%
• Active inventory: 8
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $343

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 67%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $90,000 Active 59 DOM
2. 2026-06-17
   days on market $90,000 Active 58 DOM
3. 2026-06-17
   price $90,000 Active 57 DOM
4. 2026-06-16
   days on market $100,000 Active 57 DOM
5. 2026-06-15
   days on market $100,000 Active 56 DOM
6. 2026-06-13
   days on market $100,000 Active 54 DOM
7. 2026-06-12
   pricedays on market $100,000 Active 53 DOM
8. 2026-06-09
   days on market $110,000 Active 50 DOM
9. 2026-06-08
   days on market $110,000 Active 49 DOM
10. 2026-06-08
    pricedays on market $110,000 Active 48 DOM
11. 2026-06-04
    days on market $120,000 Active 44 DOM
12. 2026-06-02
    days on market $120,000 Active 43 DOM
13. 2026-06-01
    days on market $120,000 Active 42 DOM
14. 2026-05-31
    days on market $120,000 Active 41 DOM
15. 2026-05-05
    price $125,999 874-char remark

    Show marketing remark (874 chars)

    Welcome to this spacious 3-bedroom, 1.5-bath home offering great potential and solid features throughout! Situated on a generous lot, this property includes a fully fenced-in yard and your own in-ground pool—perfect for summer entertaining and outdoor enjoyment. Inside, you’ll find a functional layout with a finished basement providing additional living space—ideal for a game room, second living area, or home office. The home also features central A/C for year-round comfort and a one-car garage for added convenience. Step outside to a rear deck overlooking the yard and pool area, creating the perfect setting to relax or host gatherings. This home is being sold as-is, making it a great opportunity for buyers looking to add their personal touch, invest, or build equity. Don’t miss your chance to bring your vision to life with this property!

16. 2026-04-25
    price $129,999 874-char remark

    Show marketing remark (874 chars)

    Welcome to this spacious 3-bedroom, 1.5-bath home offering great potential and solid features throughout! Situated on a generous lot, this property includes a fully fenced-in yard and your own in-ground pool—perfect for summer entertaining and outdoor enjoyment. Inside, you’ll find a functional layout with a finished basement providing additional living space—ideal for a game room, second living area, or home office. The home also features central A/C for year-round comfort and a one-car garage for added convenience. Step outside to a rear deck overlooking the yard and pool area, creating the perfect setting to relax or host gatherings. This home is being sold as-is, making it a great opportunity for buyers looking to add their personal touch, invest, or build equity. Don’t miss your chance to bring your vision to life with this property!

17. 2026-04-20
    listed $139,999 Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to this spacious 3-bedroom, 1.5-bath home offering great potential and solid features throughout! Situated on a generous lot, this property includes a fully fenced-in yard and your own in-ground pool—perfect for summer entertaining and outdoor enjoyment. Inside, you’ll find a functional layout with a finished basement providing additional living space—ideal for a game room, second living area, or home office. The home also features central A/C for year-round comfort and a one-car garage for added convenience. Step outside to a rear deck overlooking the yard and pool area, creating the perfect setting to relax or host gatherings. This home is being sold as-is, making it a great opportunity for buyers looking to add their personal touch, invest, or build equity. Don’t miss your chance to bring your vision to life with this property!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $14,663
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,618
• Taxable income: $2,857
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,434/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 · 2 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to its exterior and interior, including a new roof, siding and paint, landscaping, and fencing. These improvements will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential leaks.
• Major exterior siding — The siding is old and peeling, indicating a need for replacement.
• Major exterior paint — The paint is peeling in several areas, requiring repainting.
• Major landscaping — The landscaping is sparse and in need of maintenance to improve curb appeal.
• Major fencing — The fencing is sagging and damaged, requiring repair or replacement.
• Major interior walls/paint — The paint is peeling in several areas, indicating a need for repainting and possibly repairs to the walls themselves.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and reduce the risk of leaks.
• Resale exterior siding and paint — Updating the siding and repainting will enhance the home's curb appeal and value.
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and attract potential buyers.
• Both fencing repair/replacement — A sturdy and attractive fence will enhance the home's security and curb appeal.
• Resale interior painting — Repainting the interior walls will improve the home's appearance and make it more attractive to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage and potential leaks.	Major	$15,000–50,000
exterior siding · The siding is old and peeling, indicating a need for replacement.	Major	$15,000–50,000
exterior paint · The paint is peeling in several areas, requiring repainting.	Major	$15,000–50,000
landscaping · The landscaping is sparse and in need of maintenance to improve curb appeal.	Major	$15,000–50,000
fencing · The fencing is sagging and damaged, requiring repair or replacement.	Major	$15,000–50,000
interior walls/paint · The paint is peeling in several areas, indicating a need for repainting and possibly repairs to the walls themselves.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and reduce the risk of leaks. ↑
• Resale exterior siding and paint — Updating the siding and repainting will enhance the home's curb appeal and value. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and attract potential buyers. ↑
• Both fencing repair/replacement — A sturdy and attractive fence will enhance the home's security and curb appeal. ↑
• Resale interior painting — Repainting the interior walls will improve the home's appearance and make it more attractive to potential buyers. ↑

ⓘ 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: Brownsville Area SD
• NCES district ID: 4204080
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $34,500
• Composite: 20.93/100
• National rank: #8481
• State rank: #472 of 539 in PA

Livability — Redstone

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Republic, PA
• Population (ZIP): 800

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: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 12%
• Common ancestry: Romanian 10% Serbian 4% Scotch-Irish 2%

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: ▼ -1.64%
• Current HPI: 163.4602
• 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

-10.0% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $125,999 West Penn MLS
• 2026-04-25 Price Changed $129,999 West Penn MLS
• 2026-04-20 Listed $139,999 West Penn MLS