239 Main · Franklin, PA 15431

$108,900

3 bd · 1.0 ba · 1,528 sqft · SingleFamily · 132 Days on market

Built 1900 Fair condition 0.36 ac lot $71/sqft · 7% below area Est $117k · 7% under ↓ 13% since listing

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +10.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Appreciation +5.9/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

SELLER MOTIVATED! Well Built Traditional 4 Square style, Large Living room and open foyer leads to the 3 bedrooms and bath on the 2nd floor, additional space on the 3rd floor area. nice level lot in the center of Liberty. The roof is just a few years old. Located not far from the Youghiogheny River and the Great Allegheny Passage Trail.

Key facts

• 3 bedrooms
• Level lot
• Large living room

Tags

• LARGE LIVING ROOM
• OPEN FOYER
• 3 BEDROOMS
• 3RD FLOOR AREA
• LEVEL LOT
• YOUGHIOGHENY RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.0% in Franklin — 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 69/100 on livability (#812 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Uniontown Area SD (suburban): math 27% / reading 49% proficiency, ranked #392 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 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 $3k of equity ($753 loan paydown + $2k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $95,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 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?
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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $116,587
• List price: $108,900
• Delta: -6.59%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.61×
• Total profit: $18,625
• Equity at exit: $42,092

10-year hold

• IRR: 14.4%
• Equity multiple: 2.90×
• Total profit: $58,026
• Equity at exit: $59,959

Cash invested: $30,492 (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 15431

• Home prices YoY: 1.2%
• Active inventory: 12
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,634/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $188

Break-even live

Break-even rent $953

Max offer price $108,900

Occupancy floor 79%

Sensitivity live

Price	-10% $263	-5% $225	+0% $188	+5% $150	+10% $112
Rent	-10% $94	-5% $141	+0% $188	+5% $235	+10% $282
Rate	-1.0pp $242	-0.5pp $215	base $188	+0.5pp $159	+1.0pp $131

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $108,900 Active 132 DOM
2. 2026-06-21
   days on market $108,900 Active 131 DOM
3. 2026-06-18
   days on market $108,900 Active 129 DOM
4. 2026-06-17
   days on market $108,900 Active 128 DOM
5. 2026-06-16
   days on market $108,900 Active 127 DOM
6. 2026-06-15
   days on market $108,900 Active 126 DOM
7. 2026-06-13
   days on market $108,900 Active 124 DOM
8. 2026-06-12
   days on market $108,900 Active 123 DOM
9. 2026-06-09
   days on market $108,900 Active 120 DOM
10. 2026-06-08
    days on market $108,900 Active 119 DOM
11. 2026-06-08
    days on market $108,900 Active 118 DOM
12. 2026-06-07
    days on market $108,900 Active 117 DOM
13. 2026-06-04
    days on market $108,900 Active 114 DOM
14. 2026-06-02
    days on market $108,900 Active 113 DOM
15. 2026-06-01
    days on market $108,900 Active 112 DOM
16. 2026-05-31
    days on market $108,900 Active 111 DOM
17. 2026-05-06
    price $108,900 338-char remark

    Show marketing remark (338 chars)

    SELLER MOTIVATED! Well Built Traditional 4 Square style, Large Living room and open foyer leads to the 3 bedrooms and bath on the 2nd floor, additional space on the 3rd floor area. nice level lot in the center of Liberty. The roof is just a few years old. Located not far from the Youghiogheny River and the Great Allegheny Passage Trail.

18. 2026-03-01
    price $115,000 338-char remark

    Show marketing remark (338 chars)

    SELLER MOTIVATED! Well Built Traditional 4 Square style, Large Living room and open foyer leads to the 3 bedrooms and bath on the 2nd floor, additional space on the 3rd floor area. nice level lot in the center of Liberty. The roof is just a few years old. Located not far from the Youghiogheny River and the Great Allegheny Passage Trail.

19. 2026-02-09
    listed $125,000 Active 338-char remark

    Show marketing remark (338 chars)

    SELLER MOTIVATED! Well Built Traditional 4 Square style, Large Living room and open foyer leads to the 3 bedrooms and bath on the 2nd floor, additional space on the 3rd floor area. nice level lot in the center of Liberty. The roof is just a few years old. Located not far from the Youghiogheny River and the Great Allegheny Passage Trail.

ⓘ 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 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: $14,282
• − Mortgage interest: −$6,100
• − Property taxes: −$1,634
• − Insurance: −$544
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,168
• Taxable income: $550
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,119/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 · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathroom, and fresh paint to enhance curb appeal. The roof is new, and the exterior is in average condition.

Repairs flagged

• Moderate kitchen cabinets — dark, outdated cabinets
• Moderate bathroom fixtures — small, outdated fixtures
• Moderate flooring — carpeted floors, some wear

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale update bathroom fixtures — new fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dark, outdated cabinets	Moderate	$3,000–15,000
bathroom fixtures · small, outdated fixtures	Moderate	$3,000–15,000
flooring · carpeted floors, some wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale update bathroom fixtures — new fixtures enhance functionality and aesthetics ↑

ⓘ 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: Uniontown Area SD
• NCES district ID: 4224150
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $36,744
• Composite: 31.48/100
• National rank: #5977
• State rank: #392 of 539 in PA

Livability — Franklin

• Score: 69/100
• State rank: #812
• US rank: #8260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,328

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 7% Iranian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▲ 1.85%
• Current HPI: 153.7077
• 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

-12.9% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $108,900 West Penn MLS
• 2026-03-01 Price Changed $115,000 West Penn MLS
• 2026-02-09 Listed $125,000 West Penn MLS