320 W Main St · Mount Pleasant, PA 15666

$90,000

None bd · None ba · — sqft · Other · 269 Days on market

5,998 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 +11.4/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sitting in a prime location, this property features two established commercial spaces on the main level that both offer immediate cash flow. The upstairs has great potential for a third unit. This is a fantastic opportunity for investors seeking an income producing property.

Key facts

• Immediate cash flow
• 5,998 sq ft lot
• Garage

Tags

• IMMEDIATE CASH FLOW
• INCOME PRODUCING PROPERTY

What this means for you Summary

Snapshot

• This is a other listed at $90k.

Deal economics

• At list price, monthly cash flow is $-32 ($-383/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (12.9% below list).
• Recommended offer: $78k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Mount Pleasant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#647 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.
• Mount Pleasant Area SD (suburban): math 25% / reading 51% proficiency, ranked #378 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mount Pleasant Area Hs (math 42%, 594 students, 28% FRL).
• Market conditions: 55 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $6k appreciation (7.2% 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 (7.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $78,400 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.87% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.21×
• Total profit: $30,517
• Equity at exit: $63,533

10-year hold

• IRR: 16.5%
• Equity multiple: 4.58×
• Total profit: $90,189
• Equity at exit: $121,754

Cash invested: $25,200 (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 15666

• Home prices YoY: 3.3%
• Active inventory: 55
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $784 high
• Mortgage (P&I): −$472
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $-32

Break-even live

Break-even rent $824

Max offer price $84,355

Occupancy floor 99%

Sensitivity live

Price	-10% $19	-5% $-6	+0% $-32	+5% $-57	+10% $-83
Rent	-10% $-94	-5% $-63	+0% $-32	+5% $-1	+10% $30
Rate	-1.0pp $13	-0.5pp $-9	base $-32	+0.5pp $-55	+1.0pp $-79

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 W Main St Unit D Mt Pleasant, PA	1.0	1.0	—	$650	—	45d	1	0.08mi
501 Washington St Unit 3 Mt Pleasant, PA	1.0	1.0	650	$600	$0.92	25d	1	0.21mi
9 E Main St Unit 2 Mt Pleasant, PA	2.0	1.0	—	$900	—	25d	1	0.27mi
228 E Main St Mount Pleasant, PA	3.0	1.0	1560	$1,500	$0.96	19d	1	0.42mi
325 Back St Unit B Mt Pleasant, PA	2.0	1.0	—	$900	—	25d	1	1.15mi

Listing history 23 events

1. 2026-06-21
   days on market $90,000 Active 269 DOM
2. 2026-06-18
   days on market $90,000 Active 266 DOM
3. 2026-06-17
   days on market $90,000 Active 265 DOM
4. 2026-06-16
   days on market $90,000 Active 264 DOM
5. 2026-06-15
   days on market $90,000 Active 263 DOM
6. 2026-06-13
   days on market $90,000 Active 261 DOM
7. 2026-06-09
   days on market $90,000 Active 257 DOM
8. 2026-06-08
   days on market $90,000 Active 256 DOM
9. 2026-06-07
   days on market $90,000 Active 255 DOM
10. 2026-06-05
    days on market $90,000 Active 252 DOM
11. 2026-06-03
    days on market $90,000 Active 251 DOM
12. 2026-06-02
    days on market $90,000 Active 250 DOM
13. 2026-06-01
    days on market $90,000 Active 249 DOM
14. 2026-05-31
    days on market $90,000 Active 248 DOM
15. 2026-01-09
    price $90,000 275-char remark

    Show marketing remark (275 chars)

    Sitting in a prime location, this property features two established commercial spaces on the main level that both offer immediate cash flow. The upstairs has great potential for a third unit. This is a fantastic opportunity for investors seeking an income producing property.

16. 2025-12-23
    status Active 275-char remark

    Show marketing remark (275 chars)

    Sitting in a prime location, this property features two established commercial spaces on the main level that both offer immediate cash flow. The upstairs has great potential for a third unit. This is a fantastic opportunity for investors seeking an income producing property.

17. 2025-12-16
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Sitting in a prime location, this property features two established commercial spaces on the main level that both offer immediate cash flow. The upstairs has great potential for a third unit. This is a fantastic opportunity for investors seeking an income producing property.

18. 2025-11-26
    price $95,000 275-char remark

    Show marketing remark (275 chars)

    Sitting in a prime location, this property features two established commercial spaces on the main level that both offer immediate cash flow. The upstairs has great potential for a third unit. This is a fantastic opportunity for investors seeking an income producing property.

19. 2025-09-17
    listed $100,000 Active 275-char remark

    Show marketing remark (275 chars)

    Sitting in a prime location, this property features two established commercial spaces on the main level that both offer immediate cash flow. The upstairs has great potential for a third unit. This is a fantastic opportunity for investors seeking an income producing property.

20. 2010-02-25
    soldstatus $20,000
21. 2010-02-17
    price $22,000 146-char remark

    Show marketing remark (146 chars)

    "HANDYMAN SPECIAL" Large home with character. Zoned B-1 Business. Many possibilities here. Detached garage. Paved rear and side alleys.

22. 2010-02-17
    soldstatus $20,000 146-char remark

    Show marketing remark (146 chars)

    "HANDYMAN SPECIAL" Large home with character. Zoned B-1 Business. Many possibilities here. Detached garage. Paved rear and side alleys.

23. 2009-08-31
    listed $20,000 146-char remark

    Show marketing remark (146 chars)

    "HANDYMAN SPECIAL" Large home with character. Zoned B-1 Business. Many possibilities here. Detached garage. Paved rear and side alleys.

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $1,702 · $142/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,408
• − Mortgage interest: −$5,041
• − Property taxes: −$1,702
• − Insurance: −$450
• − Repairs & maintenance: −$753
• − Management: −$753
• − Depreciation: −$2,618
• Taxable loss: −$1,909
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $75/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: Mount Pleasant Area SD
• NCES district ID: 4216170
• Math proficiency: 25% ▼ -19.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $47,175
• Composite: 32.46/100
• National rank: #5716
• State rank: #378 of 539 in PA

Livability — Mount Pleasant

• Score: 72/100
• State rank: #647
• US rank: #6287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pleasant, PA
• Population (ZIP): 15,420

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 15% Iranian 2% Slovak 2%
• Foreign-born: 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: ▲ 7.20%
• Current HPI: 224.6311
• 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

+350.0% since first listed

9 events — show timeline

• 2026-01-09 Price Changed $90,000 West Penn MLS
• 2025-12-23 Relisted — West Penn MLS
• 2025-12-16 Pending — West Penn MLS
• 2025-11-26 Price Changed $95,000 West Penn MLS
• 2025-09-17 Listed $100,000 West Penn MLS
• 2010-02-25 Sold (Public Records) $20,000 Public Records
• 2010-02-17 Sold (MLS) $20,000 West Penn MLS
• 2010-02-17 Price Changed $22,000 West Penn MLS
• 2009-08-31 Listed $20,000 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $1,702 · +0.0% YoY. Source: county tax records.