5 First St · Star Junction, PA 15482

$49,900

2 bd · 1.0 ba · 1,408 sqft · MultiFamily public records · 15 Days on market

Built 1900 5,227 sqft lot $35/sqft · 71% below area ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this charming Half duplex /Half House located in the Frazier School District, offering comfort, convenience and great potential! This 2-bedroom 1-bathroom home features a newer metal roof, Central A/C, and a detached garage with additional carport parking. The second level offers flexible space that could be used as a second floor laundry room, potential 3rd bedroom, or a home office . Enjoy the covered front and back porches perfect for relaxing outdoors. Appliances are included along with a Guard Home Warranty for added peace of mind. Perfect for those looking to stop renting and start owning, or a great investment property to add to your portfolio.

Key facts

• Covered front porch
• Central a/c
• Carport parking

Tags

• NEWER METAL ROOF
• CENTRAL A/C
• DETACHED GARAGE
• CARPORT PARKING
• COVERED FRONT PORCH
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,630 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Frazier SD (rural): math 25% / reading 52% proficiency, ranked #371 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($345 loan paydown + $4k appreciation (7.5% 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 (7.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

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

Recommended offer $49,151 (1.5% below list)

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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.21%
• DSCR: 1.99
• GRM: 5.2

CMA / ARV

• ARV (median comp): $174,218
• List price: $49,900
• Delta: -68.72%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 3.54×
• Total profit: $35,423
• Equity at exit: $36,174

10-year hold

• IRR: 33.0%
• Equity multiple: 7.48×
• Total profit: $90,595
• Equity at exit: $70,209

Cash invested: $13,972 (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 15482

• Home prices YoY: 6.1%
• Active inventory: 1
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $259

Break-even live

Break-even rent $473

Max offer price $49,900

Occupancy floor 63%

Sensitivity live

Price	-10% $287	-5% $273	+0% $259	+5% $244	+10% $230
Rent	-10% $195	-5% $227	+0% $259	+5% $290	+10% $322
Rate	-1.0pp $284	-0.5pp $271	base $259	+0.5pp $246	+1.0pp $233

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Grant St Perryopolis, PA	2.0	1.0	1016	$800	$0.79	2d	1	0.25mi

Listing history 13 events

1. 2026-06-04
   statusdays on market $49,900 Pending 15 DOM
2. 2026-06-02
   days on market $49,900 Active 14 DOM
3. 2026-06-01
   days on market $49,900 Active 13 DOM
4. 2026-05-31
   days on market $49,900 Active 12 DOM
5. 2026-05-19
   listed $49,900 Active 670-char remark

   Show marketing remark (670 chars)

   Welcome to this charming Half duplex /Half House located in the Frazier School District, offering comfort, convenience and great potential! This 2-bedroom 1-bathroom home features a newer metal roof, Central A/C, and a detached garage with additional carport parking. The second level offers flexible space that could be used as a second floor laundry room, potential 3rd bedroom, or a home office . Enjoy the covered front and back porches perfect for relaxing outdoors. Appliances are included along with a Guard Home Warranty for added peace of mind. Perfect for those looking to stop renting and start owning, or a great investment property to add to your portfolio.

6. 2026-05-12
   historical Expired 428-char remark

   Show marketing remark (428 chars)

   Opportunity is knocking in Frazier School District with this Half Duplex. Featuring a newer metal roof, covered front and back porch, carport and detached garage for added parking and storage. Flexible second floor space allows for a laundry room or a potential third bedroom. Accessible attic with electricity for added functionality or extra storage. Appliances included! Perfect for first time home buyers or investors alike.

7. 2026-04-16
   price $54,500 428-char remark

   Show marketing remark (428 chars)

   Opportunity is knocking in Frazier School District with this Half Duplex. Featuring a newer metal roof, covered front and back porch, carport and detached garage for added parking and storage. Flexible second floor space allows for a laundry room or a potential third bedroom. Accessible attic with electricity for added functionality or extra storage. Appliances included! Perfect for first time home buyers or investors alike.

8. 2026-04-02
   status Active 428-char remark

   Show marketing remark (428 chars)

   Opportunity is knocking in Frazier School District with this Half Duplex. Featuring a newer metal roof, covered front and back porch, carport and detached garage for added parking and storage. Flexible second floor space allows for a laundry room or a potential third bedroom. Accessible attic with electricity for added functionality or extra storage. Appliances included! Perfect for first time home buyers or investors alike.

9. 2026-04-01
   historical Contingent 428-char remark

   Show marketing remark (428 chars)

   Opportunity is knocking in Frazier School District with this Half Duplex. Featuring a newer metal roof, covered front and back porch, carport and detached garage for added parking and storage. Flexible second floor space allows for a laundry room or a potential third bedroom. Accessible attic with electricity for added functionality or extra storage. Appliances included! Perfect for first time home buyers or investors alike.

10. 2026-01-23
    price $55,000 428-char remark

    Show marketing remark (428 chars)

    Opportunity is knocking in Frazier School District with this Half Duplex. Featuring a newer metal roof, covered front and back porch, carport and detached garage for added parking and storage. Flexible second floor space allows for a laundry room or a potential third bedroom. Accessible attic with electricity for added functionality or extra storage. Appliances included! Perfect for first time home buyers or investors alike.

11. 2025-12-08
    price $58,000 428-char remark

    Show marketing remark (428 chars)

    Opportunity is knocking in Frazier School District with this Half Duplex. Featuring a newer metal roof, covered front and back porch, carport and detached garage for added parking and storage. Flexible second floor space allows for a laundry room or a potential third bedroom. Accessible attic with electricity for added functionality or extra storage. Appliances included! Perfect for first time home buyers or investors alike.

12. 2025-11-25
    price $62,000 428-char remark

    Show marketing remark (428 chars)

    Opportunity is knocking in Frazier School District with this Half Duplex. Featuring a newer metal roof, covered front and back porch, carport and detached garage for added parking and storage. Flexible second floor space allows for a laundry room or a potential third bedroom. Accessible attic with electricity for added functionality or extra storage. Appliances included! Perfect for first time home buyers or investors alike.

13. 2025-11-13
    listed $65,000 Active 428-char remark

    Show marketing remark (428 chars)

    Opportunity is knocking in Frazier School District with this Half Duplex. Featuring a newer metal roof, covered front and back porch, carport and detached garage for added parking and storage. Flexible second floor space allows for a laundry room or a potential third bedroom. Accessible attic with electricity for added functionality or extra storage. Appliances included! Perfect for first time home buyers or investors alike.

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,091 · $91/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $9,600
• − Mortgage interest: −$2,795
• − Property taxes: −$1,091
• − Insurance: −$250
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,452
• Taxable income: $2,476
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $2,509/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: Frazier SD
• NCES district ID: 4210350
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $46,463
• Composite: 32.8/100
• National rank: #5628
• State rank: #371 of 539 in PA

Livability — Star Junction

• Score: 56/100
• State rank: #1630
• US rank: #22450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Star Junction, PA
• City population: 425
• Population (ZIP): 425

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 (90%)
• Race & ethnicity: White 90% Two or more races 10%
• Common ancestry: Romanian 9% Scotch-Irish 7% Russian 6%

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: ▲ 7.48%
• Current HPI: 130.1167
• 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

-23.2% since first listed

9 events — show timeline

• 2026-05-19 Listed $49,900 West Penn MLS
• 2026-05-12 Delisted — West Penn MLS
• 2026-04-16 Price Changed $54,500 West Penn MLS
• 2026-04-02 Relisted — West Penn MLS
• 2026-04-01 Contingent — West Penn MLS
• 2026-01-23 Price Changed $55,000 West Penn MLS
• 2025-12-08 Price Changed $58,000 West Penn MLS
• 2025-11-25 Price Changed $62,000 West Penn MLS
• 2025-11-13 Listed $65,000 West Penn MLS

Property tax history

+5.1%/yr

Latest (2026): $1,091 · +3.8% YoY. Source: county tax records.