927 1st St · Menallen, PA 15442

$32,000

2 bd · 1.0 ba · 986 sqft · MultiFamily public records · 48 Days on market

Built 1900 4,634 sqft lot $32/sqft · 68% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +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

Well-sized 2-bedroom, 1 bath home offering excellent potential. The property features a welcoming covered porch, a spacious yard, and two off-street parking spaces. Inside, the kitchen includes classic wooden cabinets and ample workspace. With a solid layout and generous room sizes, this home is ideal for first time homebuyers or investors looking to renovate and add value. A great opportunity to customize and make it your own in an established neighborhood.

Key facts

• Covered porch
• Spacious yard
• Wooden cabinets

Tags

• COVERED PORCH
• SPACIOUS YARD
• OFF-STREET PARKING
• WOODEN CABINETS
• AMPLE WORKSPACE
• SOLID LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Vinyl siding; Asbestos shingle roof
• Exterior features: Public transportation nearby

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Carpet flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $32k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($675 rent vs $32k).
• Recommended offer: $31k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 7 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 $1k of equity ($221 loan paydown + $827 appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $31,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.11% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.78%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $100,187
• List price: $32,000
• Delta: -68.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 3.57×
• Total profit: $23,032
• Equity at exit: $13,644

10-year hold

• IRR: 46.8%
• Equity multiple: 7.14×
• Total profit: $55,054
• Equity at exit: $20,465

Cash invested: $8,960 (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 15442

• Home prices YoY: 1.8%
• Active inventory: 7
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $675 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$142
• Net cashflow: $312

Break-even live

Break-even rent $280

Max offer price $32,000

Occupancy floor 49%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Grant St Unit 2B New Salem, PA	2.0	1.0	600	$675	$1.12	44d	1	0.31mi

Listing history 17 events

1. 2026-06-16
   status $32,000 Pending 48 DOM
2. 2026-06-15
   days on market $32,000 Active 48 DOM
3. 2026-06-13
   days on market $32,000 Active 46 DOM
4. 2026-06-12
   days on market $32,000 Active 45 DOM
5. 2026-06-09
   days on market $32,000 Active 42 DOM
6. 2026-06-08
   days on market $32,000 Active 41 DOM
7. 2026-06-08
   days on market $32,000 Active 40 DOM
8. 2026-06-07
   days on market $32,000 Active 39 DOM
9. 2026-06-04
   days on market $32,000 Active 36 DOM
10. 2026-06-02
    days on market $32,000 Active 35 DOM
11. 2026-06-01
    days on market $32,000 Active 34 DOM
12. 2026-05-31
    days on market $32,000 Active 33 DOM
13. 2026-05-13
    price $25,000 462-char remark
14. 2026-04-28
    listed $30,000 Active 462-char remark
15. 2026-02-04
    price $30,000 462-char remark

    Show marketing remark (462 chars)

    Well-sized 2-bedroom, 1 bath home offering excellent potential. The property features a welcoming covered porch, a spacious yard, and two off-street parking spaces. Inside, the kitchen includes classic wooden cabinets and ample workspace. With a solid layout and generous room sizes, this home is ideal for first time homebuyers or investors looking to renovate and add value. A great opportunity to customize and make it your own in an established neighborhood.

16. 2026-01-07
    price $35,000 462-char remark

    Show marketing remark (462 chars)

    Well-sized 2-bedroom, 1 bath home offering excellent potential. The property features a welcoming covered porch, a spacious yard, and two off-street parking spaces. Inside, the kitchen includes classic wooden cabinets and ample workspace. With a solid layout and generous room sizes, this home is ideal for first time homebuyers or investors looking to renovate and add value. A great opportunity to customize and make it your own in an established neighborhood.

17. 2025-12-23
    listed $40,000 Active 462-char remark

    Show marketing remark (462 chars)

    Well-sized 2-bedroom, 1 bath home offering excellent potential. The property features a welcoming covered porch, a spacious yard, and two off-street parking spaces. Inside, the kitchen includes classic wooden cabinets and ample workspace. With a solid layout and generous room sizes, this home is ideal for first time homebuyers or investors looking to renovate and add value. A great opportunity to customize and make it your own in an established neighborhood.

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$12/yr (+$1/mo · 2.4%)

ⓘ 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 · 20 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: $8,100
• − Mortgage interest: −$1,792
• − Property taxes: −$482
• − Insurance: −$160
• − Repairs & maintenance: −$648
• − Management: −$648
• − Depreciation: −$931
• Taxable income: $3,439
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $2,918/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 — Menallen

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Buffington, PA
• Population (ZIP): 2,521

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 8% Italian 1% Lithuanian 1%
• Foreign-born: 0% · South Korea
• Languages at home: 99% English-only · Other Indo-European 0%

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: ▲ 2.58%
• Current HPI: 143.1025
• 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

-20.0% since first listed

7 events — show timeline

• 2026-06-15 Pending — West Penn MLS
• 2026-05-29 Price Changed $32,000 West Penn MLS
• 2026-05-13 Price Changed $25,000 West Penn MLS
• 2026-04-28 Listed $30,000 West Penn MLS
• 2026-02-04 Price Changed $30,000 West Penn MLS
• 2026-01-07 Price Changed $35,000 West Penn MLS
• 2025-12-23 Listed $40,000 West Penn MLS

Property tax history

+3.2%/yr

Latest (2026): $482 · +3.5% YoY. Source: county tax records.