46 Main St · Edenborn, PA 15458

$29,900

4 bd · 1.0 ba · 1,839 sqft · SingleFamily public records · 18 Days on market

Built 1930 7,840 sqft lot

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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
• Appreciation +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Alert!! 4 bedroom with covered front porch, large side and rear yard, eat in kitchen and lots of spacious rooms. Being sold in as-is condition.

Key facts

• Covered front porch
• Eat in kitchen
• Spacious rooms

Tags

• COVERED FRONT PORCH
• LARGE SIDE YARD
• LARGE REAR YARD
• EAT IN KITCHEN
• SPACIOUS ROOMS

Property features AI

Finance

• Financial info: Assessed value approximately $41,910; Annual taxes approximately $1,092

Exterior

• Home design: 2-story property
• Construction: Resale property
• Exterior features: Lot approximately 0.18 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#976 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A; Watch: commute C-, crime D+, schools F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $636 of equity ($207 loan paydown + $429 appreciation (1.4% 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 (1.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.72% ✓
• Cap rate: 50.06%
• Cash-on-cash: 156.30%
• DSCR: 7.95
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.45×
• Total profit: $70,707
• Equity at exit: $10,888

10-year hold

• IRR: —
• Equity multiple: 19.83×
• Total profit: $157,654
• Equity at exit: $15,010

Cash invested: $8,372 (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 15458

• Home prices YoY: 0.9%
• Active inventory: 4
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,090

Break-even live

Break-even rent $329

Max offer price $29,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,107	-5% $1,099	+0% $1,090	+5% $1,082	+10% $1,074
Rent	-10% $955	-5% $1,023	+0% $1,090	+5% $1,158	+10% $1,225
Rate	-1.0pp $1,105	-0.5pp $1,098	base $1,090	+0.5pp $1,083	+1.0pp $1,075

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $29,900 Active 18 DOM
2. 2026-06-18
   days on market $29,900 Active 17 DOM
3. 2026-06-17
   days on market $29,900 Active 16 DOM
4. 2026-06-16
   days on market $29,900 Active 15 DOM
5. 2026-06-15
   days on market $29,900 Active 14 DOM
6. 2026-06-14
   days on market $29,900 Active 12 DOM
7. 2026-06-13
   days on market $29,900 Active 11 DOM
8. 2026-06-10
   days on market $29,900 Active 9 DOM
9. 2026-06-09
   days on market $29,900 Active 8 DOM
10. 2026-06-08
    days on market $29,900 Active 7 DOM
11. 2026-06-07
    days on market $29,900 Active 6 DOM
12. 2026-06-02
    remarks 152-char remark
13. 2026-06-02
    listed $29,900 Active 1 DOM

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $20,517
• − Mortgage interest: −$1,675
• − Property taxes: −$1,092
• − Insurance: −$150
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$870
• Taxable income: $13,448
• Est. tax owed @ 24.0%: −$3,227
• After-tax cash flow: $9,858/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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Edenborn

• Score: 67/100
• State rank: #976
• US rank: #10686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edenborn, PA
• Population (ZIP): 2,200

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 (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 13% Serbian 13% Scotch-Irish 2%
• Languages at home: 99% English-only · Other Indo-European 1%

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: ▲ 1.43%
• Current HPI: 153.948
• 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

1 event — show timeline

• 2026-06-01 Listed $29,900 West Penn MLS

Property tax history

+2.9%/yr

Latest (2026): $1,092 · +0.0% YoY. Source: county tax records.