272 E Lincoln · Waynesburg, PA 15370

$52,900

4 bd · 2.0 ba · — sqft · MultiFamily · 41 Days on market

Built 1901 3,301 sqft lot ↓ 19% 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 +6.1/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Investors and DIY enthusiasts! Multi unit on the south side of Waynesburg offers a unique opportunity for either owner-occupancy or rental income stream with two separate living units on one property. Each unit features its own entrance, kitchen and bathroom. New siding was put on in 2022. Carpet and plumbing was updated in 2024. The porch needs repaired or replaced. The roof needs replaced. Within walking distance of Waynesburg University football field and local amenities. Great location for both rental income and personal living.

Key facts

• New siding
• Updated carpet
• Plumbing repairs

Tags

• LONG TERM RENTAL OPPORTUNITY
• NEW ROOF
• PLUMBING REPAIRS
• NEW SIDING
• UPDATED CARPET
• TWO-UNIT DUPLEX

Property features AI

Finance

• Financial info: One unit listed with actual rent of $850

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Public sewer available; Public water available
• Home design: Multi-family building with 2 total units
• Construction: Frame construction; Asphalt roof
• Exterior features: Small lot (approximately 0.076 acres)

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Has basement; Property zoned residential

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $53k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $607/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $53k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#885 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Central Greene SD (town): math 24% / reading 40% proficiency, ranked #434 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynesburg Central El School (math 21% / reading 43%, grade F, #1,094 of 1,518 statewide, top 73%, 765 students, 1% FRL); Miller Ms (math 14% / reading 37%, grade F, #414 of 512 statewide, top 81%, 229 students, 2% FRL); Waynesburg Central Hs (math 52% / reading 24%, grade F, #281 of 437 statewide, top 65%, 500 students, 1% FRL) — zoned schools average 1% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($366 loan paydown + $1k appreciation (2.2% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $53k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,313 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.78% ✓
• Cap rate: 33.82%
• Cash-on-cash: 98.32%
• DSCR: 5.37
• GRM: 2.2

CMA / ARV

No comps found within radius.

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 E High St	0.18mi	4/3.0	—	16mo	$115,000	—	62
111 S West St	0.48mi	3/3.0 (-1)	—	8mo	$60,000	—	50
708 E High St	0.33mi	5/4.0 (+1)	—	16mo	$150,000	—	46
620 N Richhill St	0.67mi	3/2.0 (-1)	—	17mo	$81,500	—	37

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

Projected returns pro-forma

2.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.50×
• Total profit: $81,508
• Equity at exit: $21,455

10-year hold

• IRR: —
• Equity multiple: 13.47×
• Total profit: $184,698
• Equity at exit: $31,354

Cash invested: $14,812 (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 15370

• Home prices YoY: 1.3%
• Active inventory: 41
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$277
• Tax est. 1.5%: −$66 /mo · $794/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,214

Break-even live

Break-even rent $463

Max offer price $52,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,250	-5% $1,232	+0% $1,214	+5% $1,195	+10% $1,177
Rent	-10% $1,056	-5% $1,135	+0% $1,214	+5% $1,293	+10% $1,372
Rate	-1.0pp $1,240	-0.5pp $1,227	base $1,214	+0.5pp $1,200	+1.0pp $1,186

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,000
Total (2 units)			$1,999

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-22
   days on market $52,900 Active 41 DOM
2. 2026-06-19
   days on market $52,900 Active 39 DOM
3. 2026-06-18
   days on market $52,900 Active 38 DOM
4. 2026-06-17
   price $52,900 Active 37 DOM
5. 2026-06-17
   days on market $56,900 Active 37 DOM
6. 2026-06-16
   days on market $56,900 Active 36 DOM
7. 2026-06-15
   days on market $56,900 Active 35 DOM
8. 2026-06-14
   days on market $56,900 Active 33 DOM
9. 2026-06-13
   days on market $56,900 Active 32 DOM
10. 2026-06-10
    days on market $56,900 Active 30 DOM
11. 2026-06-09
    days on market $56,900 Active 29 DOM
12. 2026-06-08
    days on market $56,900 Active 28 DOM
13. 2026-06-07
    days on market $56,900 Active 27 DOM
14. 2026-06-05
    days on market $56,900 Active 24 DOM
15. 2026-06-03
    days on market $56,900 Active 23 DOM
16. 2026-06-02
    days on market $56,900 Active 22 DOM
17. 2026-06-01
    days on market $56,900 Active 21 DOM
18. 2026-05-31
    days on market $56,900 Active 20 DOM
19. 2026-05-30
    days on market $56,900 Active 19 DOM
20. 2026-05-11
    listed $56,900 Active 572-char remark
21. 2026-04-16
    historical Expired 538-char remark

    Show marketing remark (538 chars)

    Investors and DIY enthusiasts! Multi unit on the south side of Waynesburg offers a unique opportunity for either owner-occupancy or rental income stream with two separate living units on one property. Each unit features its own entrance, kitchen and bathroom. New siding was put on in 2022. Carpet and plumbing was updated in 2024. The porch needs repaired or replaced. The roof needs replaced. Within walking distance of Waynesburg University football field and local amenities. Great location for both rental income and personal living.

22. 2026-04-13
    price $56,900 538-char remark

    Show marketing remark (538 chars)

    Investors and DIY enthusiasts! Multi unit on the south side of Waynesburg offers a unique opportunity for either owner-occupancy or rental income stream with two separate living units on one property. Each unit features its own entrance, kitchen and bathroom. New siding was put on in 2022. Carpet and plumbing was updated in 2024. The porch needs repaired or replaced. The roof needs replaced. Within walking distance of Waynesburg University football field and local amenities. Great location for both rental income and personal living.

23. 2026-03-24
    price $63,900 538-char remark

    Show marketing remark (538 chars)

    Investors and DIY enthusiasts! Multi unit on the south side of Waynesburg offers a unique opportunity for either owner-occupancy or rental income stream with two separate living units on one property. Each unit features its own entrance, kitchen and bathroom. New siding was put on in 2022. Carpet and plumbing was updated in 2024. The porch needs repaired or replaced. The roof needs replaced. Within walking distance of Waynesburg University football field and local amenities. Great location for both rental income and personal living.

24. 2025-11-04
    price $85,900 538-char remark

    Show marketing remark (538 chars)

    Investors and DIY enthusiasts! Multi unit on the south side of Waynesburg offers a unique opportunity for either owner-occupancy or rental income stream with two separate living units on one property. Each unit features its own entrance, kitchen and bathroom. New siding was put on in 2022. Carpet and plumbing was updated in 2024. The porch needs repaired or replaced. The roof needs replaced. Within walking distance of Waynesburg University football field and local amenities. Great location for both rental income and personal living.

25. 2025-04-17
    listed $115,900 Active 538-char remark

    Show marketing remark (538 chars)

    Investors and DIY enthusiasts! Multi unit on the south side of Waynesburg offers a unique opportunity for either owner-occupancy or rental income stream with two separate living units on one property. Each unit features its own entrance, kitchen and bathroom. New siding was put on in 2022. Carpet and plumbing was updated in 2024. The porch needs repaired or replaced. The roof needs replaced. Within walking distance of Waynesburg University football field and local amenities. Great location for both rental income and personal living.

26. 2017-09-20
    soldstatus $28,000 Sold

    Show marketing remark (263 chars)

    EXCELLENT INVESTMENT OPPORTUNITY - 2 story duplex located within walking distance of schools, shopping, town, & Waynesburg University. All separate utilities. Roof approximately 11 years old; Plumbing and electrical approximately 6 years old. GREAT POTENTIAL

27. 2017-07-06
    status Under Contract

    Show marketing remark (263 chars)

    EXCELLENT INVESTMENT OPPORTUNITY - 2 story duplex located within walking distance of schools, shopping, town, & Waynesburg University. All separate utilities. Roof approximately 11 years old; Plumbing and electrical approximately 6 years old. GREAT POTENTIAL

28. 2017-06-16
    price $29,500

    Show marketing remark (263 chars)

    EXCELLENT INVESTMENT OPPORTUNITY - 2 story duplex located within walking distance of schools, shopping, town, & Waynesburg University. All separate utilities. Roof approximately 11 years old; Plumbing and electrical approximately 6 years old. GREAT POTENTIAL

29. 2016-08-26
    listed $39,500 Active

    Show marketing remark (263 chars)

    EXCELLENT INVESTMENT OPPORTUNITY - 2 story duplex located within walking distance of schools, shopping, town, & Waynesburg University. All separate utilities. Roof approximately 11 years old; Plumbing and electrical approximately 6 years old. GREAT POTENTIAL

30. 2015-08-14
    historical
31. 2015-04-10
    listed $55,000 Active
32. 2013-05-02
    listed $49,000
33. 2012-03-20
    listed $75,000
34. 2011-05-02
    listed $65,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,988
• − Mortgage interest: −$2,963
• − Property taxes: −$794
• − Insurance: −$264
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$1,539
• Taxable income: $14,590
• Est. tax owed @ 24.0%: −$3,502
• After-tax cash flow: $11,062/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: Central Greene SD
• NCES district ID: 4205430
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $48,139
• Composite: 27.62/100
• National rank: #6926
• State rank: #434 of 539 in PA

Livability — Waynesburg

• Score: 68/100
• State rank: #885
• US rank: #9431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesburg, PA
• Population (ZIP): 13,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.20%
• Current HPI: 175.8258
• 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

-18.6% since first listed

16 events — show timeline

• 2026-06-17 Price Changed $52,900 West Penn MLS
• 2026-05-11 Listed $56,900 West Penn MLS
• 2026-04-16 Delisted — West Penn MLS
• 2026-04-13 Price Changed $56,900 West Penn MLS
• 2026-03-24 Price Changed $63,900 West Penn MLS
• 2025-11-04 Price Changed $85,900 West Penn MLS
• 2025-04-17 Listed $115,900 West Penn MLS
• 2017-09-20 Sold (MLS) $28,000 West Penn MLS
• 2017-07-06 Pending — West Penn MLS
• 2017-06-16 Price Changed $29,500 West Penn MLS
• 2016-08-26 Listed $39,500 West Penn MLS
• 2015-08-14 Delisted — West Penn MLS
• 2015-04-10 Listed $55,000 West Penn MLS
• 2013-05-02 Listed $49,000 West Penn MLS
• 2012-03-20 Listed $75,000 West Penn MLS
• 2011-05-02 Listed $65,000 West Penn MLS