517 Schoonmaker Ave · Monessen, PA 15062

$150,000

12 bd · 7.5 ba · — sqft · MultiFamily · 90 Days on market

2,195 sqft lot ↓ 25% 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 +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Prime mixed-use commercial triplex in the heart of Monessen’s business district! The street-level storefront spans over 1,000 square feet, offering flexible retail or office space plus a private office and bathroom—perfect for an owner-occupant or investor. The upper apartment has its own street-level entrance, featuring 3 bedrooms and 1 bath, while the lower rear unit includes 1 bedroom and 1 bath. Both residential spaces have been fully updated inside and out. Property needs a gas line connection and is being sold as-is—a solid opportunity to add value and generate income across commercial and residential streams.

Key facts

• Private office
• 2,195 sq ft lot
• 3 parking spots

Tags

• MIXED-USE COMMERCIAL TRIPLEX
• STREET-LEVEL STOREFRONT
• PRIVATE OFFICE

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/2.5-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $441/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,310 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• Monessen City SD (suburban): math 17% / reading 35% proficiency, ranked #568 of 658 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 96 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.99% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.80%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $58,530
• List price: $150,000
• Delta: 156.28%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
559 Schoonmaker	0.05mi	11/5.0 (-1)	—	4mo	$135,000	—	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.4%
• Equity multiple: 4.95×
• Total profit: $166,009
• Equity at exit: $135,132

10-year hold

• IRR: 47.0%
• Equity multiple: 11.06×
• Total profit: $422,689
• Equity at exit: $291,417

Cash invested: $42,000 (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 15062

• Home prices YoY: 24.2%
• Active inventory: 96
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,987 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $1,323

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 51%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	2.5	$2,988
Total (3 units)			$2,987

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $150,000 Active 90 DOM
2. 2026-03-02
   listed $150,000 Active 641-char remark

   Show marketing remark (641 chars)

   Prime mixed-use commercial triplex in the heart of Monessen’s business district! The street-level storefront spans over 1,000 square feet, offering flexible retail or office space plus a private office and bathroom—perfect for an owner-occupant or investor. The upper apartment has its own street-level entrance, featuring 3 bedrooms and 1 bath, while the lower rear unit includes 1 bedroom and 1 bath. Both residential spaces have been fully updated inside and out. Property needs a gas line connection and is being sold as-is—a solid opportunity to add value and generate income across commercial and residential streams.

3. 2026-02-28
   historical Expired 733-char remark

   Show marketing remark (733 chars)

   Prime mixed-use commercial triplex in the heart of Monessen’s business district! The street-level storefront spans over 1,000 square feet, offering flexible retail or office space plus a private office and bathroom—perfect for an owner-occupant or investor. The upper apartment has its own street-level entrance, featuring 3 bedrooms and 1 bath, while the lower rear unit includes 1 bedroom and 1 bath. Both residential spaces have been fully updated inside and out. Property needs a gas line connection and is being sold as-is—a solid opportunity to add value and generate income across commercial and residential​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ streams.

4. 2026-02-26
   price $150,000 733-char remark

   Show marketing remark (733 chars)

   Prime mixed-use commercial triplex in the heart of Monessen’s business district! The street-level storefront spans over 1,000 square feet, offering flexible retail or office space plus a private office and bathroom—perfect for an owner-occupant or investor. The upper apartment has its own street-level entrance, featuring 3 bedrooms and 1 bath, while the lower rear unit includes 1 bedroom and 1 bath. Both residential spaces have been fully updated inside and out. Property needs a gas line connection and is being sold as-is—a solid opportunity to add value and generate income across commercial and residential​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ streams.

5. 2025-11-07
   price $175,000 733-char remark

   Show marketing remark (733 chars)

   Prime mixed-use commercial triplex in the heart of Monessen’s business district! The street-level storefront spans over 1,000 square feet, offering flexible retail or office space plus a private office and bathroom—perfect for an owner-occupant or investor. The upper apartment has its own street-level entrance, featuring 3 bedrooms and 1 bath, while the lower rear unit includes 1 bedroom and 1 bath. Both residential spaces have been fully updated inside and out. Property needs a gas line connection and is being sold as-is—a solid opportunity to add value and generate income across commercial and residential​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ streams.

6. 2025-11-01
   listed $199,900 Active 733-char remark

   Show marketing remark (733 chars)

   Prime mixed-use commercial triplex in the heart of Monessen’s business district! The street-level storefront spans over 1,000 square feet, offering flexible retail or office space plus a private office and bathroom—perfect for an owner-occupant or investor. The upper apartment has its own street-level entrance, featuring 3 bedrooms and 1 bath, while the lower rear unit includes 1 bedroom and 1 bath. Both residential spaces have been fully updated inside and out. Property needs a gas line connection and is being sold as-is—a solid opportunity to add value and generate income across commercial and residential​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ streams.

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

Taxation est. · year 1

• Rental income: $35,844
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,868
• − Management: −$2,868
• − Depreciation: −$4,364
• Taxable income: $14,343
• Est. tax owed @ 24.0%: −$3,442
• After-tax cash flow: $12,435/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: Monessen City SD
• NCES district ID: 4215600
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $33,916
• Composite: 24.31/100
• National rank: #13120
• State rank: #568 of 658 in PA

Livability — Monessen

• Score: 62/100
• State rank: #1310
• US rank: #16095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monessen, PA
• City population: 6,825
• Population (ZIP): 6,825

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 (72%)
• Race & ethnicity: White 72% Black 19% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▲ 51.33%
• Current HPI: 263.7274
• 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

-25.0% since first listed

5 events — show timeline

• 2026-03-02 Listed $150,000 West Penn MLS
• 2026-02-28 Delisted — West Penn MLS
• 2026-02-26 Price Changed $150,000 West Penn MLS
• 2025-11-07 Price Changed $175,000 West Penn MLS
• 2025-11-01 Listed $199,900 West Penn MLS