629 Gas Center Rd · Seward, PA 15954

$79,000

2 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 68 Days on market

Built 1960 0.79 ac lot $56/sqft · 56% below area ↓ 20% 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.9/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming property features a level 3/4-acre yard, a two-story home, and an oversized carport in the United School District. The 3-bedroom, 1.5-bath home is move-in ready, with vinyl siding and a covered front porch that opens to a spacious kitchen, complete with a handmade island and seating for four. A separate dining room boasts painted hardwood floors, while the large living room provides access to the back porch and playset. The first floor also offers a toilet, vanity, and washer/dryer hookups. Upstairs, you'll find a full bathroom and three comfortably sized bedrooms.

Key facts

• 0.79 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,601 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities F.
• United SD (rural): math 40% / reading 59% proficiency, ranked #197 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 $5k of equity ($546 loan paydown + $4k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1960 — 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 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?
6. Crime grade is D 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: 1.29% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (median comp): $178,867
• List price: $79,000
• Delta: -55.83%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.53×
• Total profit: $33,937
• Equity at exit: $45,725

10-year hold

• IRR: 23.3%
• Equity multiple: 5.04×
• Total profit: $89,466
• Equity at exit: $79,718

Cash invested: $22,120 (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 15954

• Home prices YoY: 2.6%
• Active inventory: 7
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $232

Break-even live

Break-even rent $728

Max offer price $79,000

Occupancy floor 72%

Sensitivity live

Price	-10% $277	-5% $255	+0% $232	+5% $210	+10% $188
Rent	-10% $152	-5% $192	+0% $232	+5% $273	+10% $313
Rate	-1.0pp $272	-0.5pp $252	base $232	+0.5pp $212	+1.0pp $191

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $79,000 Active 68 DOM
2. 2026-06-18
   days on market $79,000 Active 67 DOM
3. 2026-06-17
   days on market $79,000 Active 66 DOM
4. 2026-06-16
   days on market $79,000 Active 65 DOM
5. 2026-06-15
   days on market $79,000 Active 64 DOM
6. 2026-06-14
   days on market $79,000 Active 62 DOM
7. 2026-06-12
   days on market $79,000 Active 61 DOM
8. 2026-06-09
   days on market $79,000 Active 58 DOM
9. 2026-06-08
   days on market $79,000 Active 57 DOM
10. 2026-06-07
    days on market $79,000 Active 56 DOM
11. 2026-06-05
    days on market $79,000 Active 53 DOM
12. 2026-06-02
    days on market $79,000 Active 51 DOM
13. 2026-06-01
    days on market $79,000 Active 50 DOM
14. 2026-05-31
    days on market $79,000 Active 49 DOM
15. 2026-05-30
    days on market $79,000 Active 48 DOM
16. 2026-04-13
    listed $79,000 Active 585-char remark

    Show marketing remark (585 chars)

    This charming property features a level 3/4-acre yard, a two-story home, and an oversized carport in the United School District. The 3-bedroom, 1.5-bath home is move-in ready, with vinyl siding and a covered front porch that opens to a spacious kitchen, complete with a handmade island and seating for four. A separate dining room boasts painted hardwood floors, while the large living room provides access to the back porch and playset. The first floor also offers a toilet, vanity, and washer/dryer hookups. Upstairs, you'll find a full bathroom and three comfortably sized bedrooms.

17. 2026-04-13
    listed $79,000 Active 585-char remark

    Show marketing remark (585 chars)

    This charming property features a level 3/4-acre yard, a two-story home, and an oversized carport in the United School District. The 3-bedroom, 1.5-bath home is move-in ready, with vinyl siding and a covered front porch that opens to a spacious kitchen, complete with a handmade island and seating for four. A separate dining room boasts painted hardwood floors, while the large living room provides access to the back porch and playset. The first floor also offers a toilet, vanity, and washer/dryer hookups. Upstairs, you'll find a full bathroom and three comfortably sized bedrooms.

18. 2026-04-12
    listed $79,000 Active
19. 2025-10-15
    price $79,000
20. 2025-09-15
    price $89,000
21. 2025-08-31
    listed $99,000 Active

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,532 · $128/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,260
• − Mortgage interest: −$4,425
• − Property taxes: −$1,532
• − Insurance: −$395
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,298
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $2,392/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: United SD
• NCES district ID: 4224240
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 59% ▼ -9.00%
• Median HH income: $46,157
• Composite: 41.93/100
• National rank: #3357
• State rank: #197 of 539 in PA

Livability — Seward

• Score: 57/100
• State rank: #1601
• US rank: #21671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,186

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 8% Iranian 4% Slovak 2%
• Foreign-born: 0%

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: ▲ 5.20%
• Current HPI: 207.6473
• 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

-20.2% since first listed

6 events — show timeline

• 2026-04-13 Listed $79,000 AHARMLS
• 2026-04-13 Listed $79,000 CSMLS
• 2026-04-12 Listed $79,000 West Penn MLS
• 2025-10-15 Price Changed $79,000 CSMLS
• 2025-09-15 Price Changed $89,000 CSMLS
• 2025-08-31 Listed $99,000 CSMLS

Property tax history

+4.1%/yr

Latest (2026): $1,532 · +5.4% YoY. Source: county tax records.