54 Elm St · Natrona, PA 15065

$9,900

4 bd · 3.0 ba · 2,924 sqft · MultiFamily public records · 13 Days on market

Built 1880 3,293 sqft lot ↓ 50% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

Rough properties bring smooth opportunities, this side by side duplex awaits your full remodel project! Off Street Parking behind the units, this is within walking distance of the park.

Key facts

• Off street parking
• 3,293 sq ft lot
• Built 1880

Tags

• OFF STREET PARKING
• WALKING DISTANCE OF THE PARK

Property features AI

Finance

• Financial info: Property listed as a 2-unit investment (two units)

Exterior

• Parking: Off-street parking
• Utilities: Public water service; Public sewer service
• Home design: 2-story building; Asphalt roof
• Construction: Built as a resale property
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Multi-unit property with 2 total units
• Heating & cooling: Gas heating
• Interior features: Contains a basement; Resale condition

🏷️ Possibly a rental listed for sale. The $9,900 price doesn't fit this home's estimated sale value (~$328,916) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $10k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highlands El Sch (math 31% / reading 50%, grade F, #938 of 1,518 statewide, top 62%, 610 students, 100% FRL); Highlands Ms (math 24% / reading 47%, grade F, #317 of 512 statewide, top 63%, 652 students, 100% FRL); Highlands Shs (math 52% / reading 75%, grade B-, #68 of 437 statewide, top 15%, 713 students, 90% FRL) — zoned schools average 97% FRL vs 56% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $68 of loan paydown is wiped out by about $297 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,900

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 14.90% ✓
• Cap rate: 139.25%
• Cash-on-cash: 474.84%
• DSCR: 22.13
• GRM: 0.6

CMA / ARV

• ARV (median comp): $328,916
• List price: $9,900
• Delta: -95.14%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 24.37×
• Total profit: $64,776
• Equity at exit: $1,476

10-year hold

• IRR: —
• Equity multiple: 52.24×
• Total profit: $142,038
• Equity at exit: $856

Cash invested: $2,772 (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 15065

• Home prices YoY: -19.3%
• Active inventory: 30
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $148/yr
• Insurance: −$4
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $1,041

Break-even live

Break-even rent $157

Max offer price $9,900

Occupancy floor 24%

Sensitivity live

Price	-10% $1,048	-5% $1,045	+0% $1,041	+5% $1,038	+10% $1,035
Rent	-10% $925	-5% $983	+0% $1,041	+5% $1,100	+10% $1,158
Rate	-1.0pp $1,046	-0.5pp $1,044	base $1,041	+0.5pp $1,039	+1.0pp $1,036

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $9,900 Active 13 DOM
2. 2026-06-18
   days on market $9,900 Active 10 DOM
3. 2026-06-17
   days on market $9,900 Active 9 DOM
4. 2026-06-16
   days on market $9,900 Active 8 DOM
5. 2026-06-15
   days on market $9,900 Active 7 DOM
6. 2026-06-13
   days on market $9,900 Active 5 DOM
7. 2026-06-13
   days on market $9,900 Active 4 DOM
8. 2026-06-09
   remarks 225-char remark

   Show marketing remark (185 chars)

   Rough properties bring smooth opportunities, this side by side duplex awaits your full remodel project! Off Street Parking behind the units, this is within walking distance of the park.

9. 2026-06-09
   pricedays on marketlisting id $9,900 Active 1 DOM

   Show marketing remark (185 chars)

   Rough properties bring smooth opportunities, this side by side duplex awaits your full remodel project! Off Street Parking behind the units, this is within walking distance of the park.

10. 2026-06-08
    days on market $16,000 Active 363 DOM
11. 2026-06-07
    days on market $16,000 Active 362 DOM
12. 2026-06-05
    days on market $16,000 Active 359 DOM
13. 2026-06-03
    days on market $16,000 Active 358 DOM
14. 2026-06-02
    days on market $16,000 Active 357 DOM
15. 2026-06-01
    days on market $16,000 Active 356 DOM
16. 2026-05-31
    days on market $16,000 Active 355 DOM
17. 2026-04-14
    price $16,000 185-char remark

    Show marketing remark (185 chars)

    Rough properties bring smooth opportunities, this side by side duplex awaits your full remodel project! Off Street Parking behind the units, this is within walking distance of the park.

18. 2025-11-18
    price $17,500 185-char remark

    Show marketing remark (185 chars)

    Rough properties bring smooth opportunities, this side by side duplex awaits your full remodel project! Off Street Parking behind the units, this is within walking distance of the park.

19. 2025-06-11
    listed $19,900 Active 185-char remark

    Show marketing remark (185 chars)

    Rough properties bring smooth opportunities, this side by side duplex awaits your full remodel project! Off Street Parking behind the units, this is within walking distance of the park.

20. 1997-09-24
    soldstatus $21,372
21. 1985-12-07
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,701
• − Mortgage interest: −$555
• − Property taxes: −$148
• − Insurance: −$716
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$288
• Taxable income: $13,162
• Est. tax owed @ 24.0%: −$3,159
• After-tax cash flow: $9,337/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Natrona

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

Census & demographics

• Census place: Natrona, PA
• Population (ZIP): 10,927

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 18% Serbian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.64%
• Current HPI: 252.9355
• 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

-50.5% since first listed

8 events — show timeline

• 2026-06-09 Listed $9,900 West Penn MLS
• 2026-06-09 Listed $9,900 West Penn MLS
• 2026-06-09 Delisted — West Penn MLS
• 2026-04-14 Price Changed $16,000 West Penn MLS
• 2025-11-18 Price Changed $17,500 West Penn MLS
• 2025-06-11 Listed $19,900 West Penn MLS
• 1997-09-24 Sold (Public Records) $21,372 Public Records
• 1985-12-07 Sold (Public Records) $20,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $758 · +0.0% YoY. Source: county tax records.