323 S 5th St · Jeannette, PA 15644

$90,000

4 bd · 2.0 ba · — sqft · Other · 13 Days on market

2,400 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multi Family Investment Property with 2 Apartments in a Half A Duplex. One Unit has 3 Bd 1 Ba with 2 Car Garage on Main Floor with Separate Entrance and Utilities. Second Unit is on The Upper Level With Separate Entrance and Separate Utilities. Property Is Being Sold Strictly "As Is". Cash Sale Only. Owner Never Lived in The Property. Disclosures with lmited info. Buyer Responsible for Permits, Dye Test, Certificates required by Municipality. House needs TLC. But can be A Nice Investment . Build Your Portfolio Today!

Key facts

• Up and down duplex
• New kitchen updates
• Separate dining room

Tags

• UP AND DOWN DUPLEX
• BRAND NEW LVP FLOORING
• NEW KITCHEN UPDATES
• NEW ELECTRICAL UPDATES
• GENEROUSLY SIZED LIVING ROOM
• SEPARATE DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 59/100 on livability (#1,552 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, schools B; Watch: crime D+, amenities F, commute F.
• Jeannette City SD (suburban): math 25% / reading 47% proficiency, ranked #417 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 130 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y ago 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.
• Current owner paid $6k; list at $90k implies a 1400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
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: 1.51% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.9%
• Equity multiple: 1.51×
• Total profit: $12,942
• Equity at exit: $13,419

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $46,807
• Equity at exit: $7,782

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 15644

• Home prices YoY: -34.7%
• Active inventory: 130
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$472
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $432

Break-even live

Break-even rent $814

Max offer price $90,000

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

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 S 7th St Unit A Jeannette, PA	3.0	1.0	900	$1,450	$1.61	1d	1	0.17mi
12 Cuyler Ave Jeannette, PA	4.0	1.0	—	$1,300	—	1d	1	0.30mi
36 Gaskill Ave Unit 2 Jeannette, PA	3.0	1.0	1100	$950	$0.86	1d	1	0.31mi
802 Western Ave Jeannette, PA	3.0	2.0	—	$1,050	—	1d	1	0.35mi
124 S 13th St Jeannette, PA	3.0	1.0	—	$1,100	—	1d	1	0.45mi
165 Frothingham Ave Unit B Jeannette, PA	3.0	1.0	—	$995	—	12d	1	0.59mi
1218 Lewis Ave Jeannette, PA	3.0	1.0	1200	$1,550	$1.29	10d	1	1.00mi

Listing history 18 events

1. 2026-04-02
   status Pending
2. 2026-03-20
   listed $90,000 Active
3. 2025-08-04
   price $180,000
4. 2025-08-01
   price $150,000
5. 2025-08-01
   price $15,000
6. 2025-07-09
   listed $180,000 Active
7. 2021-04-26
   price $45,000 534-char remark

   Show marketing remark (534 chars)

   Multi Family Investment Property with 2 Apartments in a Half A Duplex. One Unit has 3 Bd 1 Ba with 2 Car Garage on Main Floor with Separate Entrance and Utilities. Second Unit is on The Upper Level With Separate Entrance and Separate Utilities. Property Is Being Sold Strictly "As Is". Cash Sale Only. Owner Never Lived in The Property. Disclosures with lmited info. Buyer Responsible for Permits, Dye Test, Certificates required by Municipality. House needs TLC. But can be A Nice Investment . Build Your Portfolio Today!

8. 2021-04-12
   price $49,200 534-char remark

   Show marketing remark (534 chars)

   Multi Family Investment Property with 2 Apartments in a Half A Duplex. One Unit has 3 Bd 1 Ba with 2 Car Garage on Main Floor with Separate Entrance and Utilities. Second Unit is on The Upper Level With Separate Entrance and Separate Utilities. Property Is Being Sold Strictly "As Is". Cash Sale Only. Owner Never Lived in The Property. Disclosures with lmited info. Buyer Responsible for Permits, Dye Test, Certificates required by Municipality. House needs TLC. But can be A Nice Investment . Build Your Portfolio Today!

9. 2021-03-23
   listed $59,900 Active 534-char remark

   Show marketing remark (534 chars)

   Multi Family Investment Property with 2 Apartments in a Half A Duplex. One Unit has 3 Bd 1 Ba with 2 Car Garage on Main Floor with Separate Entrance and Utilities. Second Unit is on The Upper Level With Separate Entrance and Separate Utilities. Property Is Being Sold Strictly "As Is". Cash Sale Only. Owner Never Lived in The Property. Disclosures with lmited info. Buyer Responsible for Permits, Dye Test, Certificates required by Municipality. House needs TLC. But can be A Nice Investment . Build Your Portfolio Today!

10. 2018-12-10
    historical Expired
11. 2018-05-04
    price $24,900
12. 2018-04-13
    listed $29,900 Active
13. 2017-11-16
    soldstatus $6,000 Sold
14. 2017-10-11
    status Under Contract
15. 2017-09-01
    price $19,900
16. 2017-07-20
    listed $35,000 Active
17. 2005-07-08
    soldstatus $63,000
18. 2005-04-22
    listed $63,900

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/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 5/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,329
• − Mortgage interest: −$5,041
• − Property taxes: −$1,606
• − Insurance: −$450
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$2,618
• Taxable income: $4,000
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,220/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: Jeannette City SD
• NCES district ID: 4212330
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $37,400
• Composite: 29.88/100
• National rank: #6398
• State rank: #417 of 539 in PA

Livability — Jeannette

• Score: 59/100
• State rank: #1552
• US rank: #20510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeannette, PA
• County: Westmoreland County · 183,777 people
• City population: 18,512
• Metro: Pittsburgh, PA
• Population (ZIP): 18,512
• Household income: $64,684
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 342.0

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.33%
• Current HPI: 179.5086
• Rent YoY: —
• Metro: Pittsburgh, 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

+40.8% since first listed

18 events — show timeline

• 2026-04-02 Pending — West Penn MLS
• 2026-03-20 Listed $90,000 West Penn MLS
• 2025-08-04 Price Changed $180,000 West Penn MLS
• 2025-08-01 Price Changed $150,000 West Penn MLS
• 2025-08-01 Price Changed $15,000 West Penn MLS
• 2025-07-09 Listed $180,000 West Penn MLS
• 2021-04-26 Price Changed $45,000 West Penn MLS
• 2021-04-12 Price Changed $49,200 West Penn MLS
• 2021-03-23 Listed $59,900 West Penn MLS
• 2018-12-10 Delisted — West Penn MLS
• 2018-05-04 Price Changed $24,900 West Penn MLS
• 2018-04-13 Listed $29,900 West Penn MLS
• 2017-11-16 Sold (MLS) $6,000 West Penn MLS
• 2017-10-11 Pending — West Penn MLS
• 2017-09-01 Price Changed $19,900 West Penn MLS
• 2017-07-20 Listed $35,000 West Penn MLS
• 2005-07-08 Sold (MLS) $63,000 West Penn MLS
• 2005-04-22 Listed $63,900 West Penn MLS

Property tax history

+1.1%/yr

Latest (2026): $1,606 · +0.0% YoY. Source: county tax records.