320 W Main St

Mount Pleasant, PA 15666

$90,000D+

None bd · None ba · — sqft · Built — · Other · Active · 269 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $784/mo
• Mortgage (P&I): −$472
• Tax + insurance: −$179
• HOA: −$0
• Vac / Maint / Mgmt: −$165
• Net cashflow: $-32/mo
• Annual: $-383/yr
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• 1% rule: 0.87%
• Cash to close: $25,200

Investor read

• This is a other listed at $90k.
• 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).
• It's been on market 269 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $78k (12.9% below list) — sets the bar for 1% rule.
• In year one you build about $7k of equity ($622 loan paydown + $6k appreciation (7.2% local appreciation)).
• 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).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.