24 N Mill St · New Salem, PA 15468

$69,900

2 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 14 Days on market

Built 1900 9,853 sqft lot Est $87k · 20% under

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Why this score? — see what drove the A- 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 +9.2/10.0
• Appreciation +5.2/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New Salem is the location of this 2 story brick dwelling. This fine property offers 2 Bedrooms. Main Bedroom and Bath on the first floor and additional Bedroom and possible extra bedroom or office on the 2nd floor. Nice Sized Kitchen that includes a Refrigerator, Gas Stove and Washer/Dryer. Walk out basement that leads to a nice mostly flat backyard plenty of room for outdoor fun!

Key facts

• 9,853 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $70k).

Location & tenants

• Location reads 66/100 on livability (#1,075 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• 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: 15 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 $806 of equity ($483 loan paydown + $323 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $70k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $69,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.59%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $86,848
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 N Mill St	0.00mi	2/1.0	1,472 (0%)	1mo	$69,900	$47	99
15 N Mill St	0.02mi	3/2.0 (+1)	1,448 (-2%)	12mo	$112,500	$78	77
45 Grant St	0.23mi	3/1.0 (+1)	1,488 (+1%)	20mo	$26,250	$18	66
1088 New Salem Rd	0.56mi	2/2.0	1,372 (-7%)	24mo	$80,500	$59	38

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

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.01×
• Total profit: $19,843
• Equity at exit: $21,926

10-year hold

• IRR: 24.1%
• Equity multiple: 3.78×
• Total profit: $54,438
• Equity at exit: $27,695

Cash invested: $19,572 (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 15468

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $320

Break-even live

Break-even rent $590

Max offer price $69,900

Occupancy floor 63%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-03-30
   listed $69,900 Active
3. 1992-07-21
   soldstatus $34,000
4. 1992-07-21
   soldstatus $34,000

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$129/yr (+$11/mo · 15.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $11,936
• − Mortgage interest: −$3,915
• − Property taxes: −$847
• − Insurance: −$350
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,033
• Taxable income: $2,881
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $3,143/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: 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 — New Salem

• Score: 66/100
• State rank: #1075
• US rank: #12137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Salem, PA
• Population (ZIP): 2,230

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 9% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Lithuanian 9% Italian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 0.46%
• Current HPI: 135.7723
• 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

+105.6% since first listed

4 events — show timeline

• 2026-04-13 Pending — West Penn MLS
• 2026-03-30 Listed $69,900 West Penn MLS
• 1992-07-21 Sold (Public Records) $34,000 Public Records
• 1992-07-21 Sold (Public Records) $34,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $847 · +3.4% YoY. Source: county tax records.