1727 2nd St · South Connellsville, PA 15425

$24,500

2 bd · 1.0 ba · 1,462 sqft · Townhouse public records · 190 Days on market

Built 1900 9,265 sqft lot $17/sqft · 85% below area

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property with long term tenants. Newer furnace, hot water tank, as well as a side yard and garage space.

Key facts

• Hot water tank
• Newer furnace
• Investment property

Tags

• INVESTMENT PROPERTY
• LONG TERM TENANTS
• NEWER FURNACE
• HOT WATER TANK
• SIDE YARD
• GARAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $24k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,379 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Connellsville Area SD (rural): math 23% / reading 39% proficiency, ranked #440 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $169 of loan paydown is wiped out by about $735 of value loss. Plan a longer hold.
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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 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: 4.69% ✓
• Cap rate: 39.45%
• Cash-on-cash: 118.43%
• DSCR: 6.27
• GRM: 1.8

CMA / ARV

• ARV (median comp): $160,455
• List price: $24,500
• Delta: -84.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.72×
• Total profit: $39,206
• Equity at exit: $3,653

10-year hold

• IRR: —
• Equity multiple: 14.10×
• Total profit: $89,891
• Equity at exit: $2,118

Cash invested: $6,860 (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 15425

• Home prices YoY: -15.9%
• Active inventory: 65
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$128
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $677

Break-even live

Break-even rent $293

Max offer price $24,500

Occupancy floor 36%

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $24,500 Active 190 DOM
2. 2026-06-17
   days on market $24,500 Active 189 DOM
3. 2026-06-16
   days on market $24,500 Active 188 DOM
4. 2026-06-15
   days on market $24,500 Active 187 DOM
5. 2026-06-13
   days on market $24,500 Active 185 DOM
6. 2026-06-12
   days on market $24,500 Active 184 DOM
7. 2026-06-09
   days on market $24,500 Active 181 DOM
8. 2026-06-08
   days on market $24,500 Active 180 DOM
9. 2026-06-08
   days on market $24,500 Active 179 DOM
10. 2026-06-07
    days on market $24,500 Active 178 DOM
11. 2026-06-04
    days on market $24,500 Active 175 DOM
12. 2026-06-02
    days on market $24,500 Active 174 DOM
13. 2026-06-01
    days on market $24,500 Active 173 DOM
14. 2026-05-31
    days on market $24,500 Active 172 DOM
15. 2026-05-03
    price $24,500 121-char remark

    Show marketing remark (121 chars)

    Great investment property with long term tenants. Newer furnace, hot water tank, as well as a side yard and garage space.

16. 2026-03-06
    price $29,900 121-char remark

    Show marketing remark (121 chars)

    Great investment property with long term tenants. Newer furnace, hot water tank, as well as a side yard and garage space.

17. 2025-12-10
    listed $35,000 Active 121-char remark

    Show marketing remark (121 chars)

    Great investment property with long term tenants. Newer furnace, hot water tank, as well as a side yard and garage space.

18. 1992-01-13
    soldstatus $18,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 20 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: $13,798
• − Mortgage interest: −$1,372
• − Property taxes: −$1,112
• − Insurance: −$122
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$713
• Taxable income: $8,271
• Est. tax owed @ 24.0%: −$1,985
• After-tax cash flow: $6,139/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: Connellsville Area SD
• NCES district ID: 4206660
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $39,315
• Composite: 25.95/100
• National rank: #7333
• State rank: #440 of 539 in PA

Livability — South Connellsville

• Score: 61/100
• State rank: #1379
• US rank: #17343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Connellsville, PA
• Population (ZIP): 17,752

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Romanian 7% Iranian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -36.63%
• Current HPI: 193.6086
• 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

+36.1% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $24,500 West Penn MLS
• 2026-03-06 Price Changed $29,900 West Penn MLS
• 2025-12-10 Listed $35,000 West Penn MLS
• 1992-01-13 Sold (Public Records) $18,000 Public Records

Property tax history

+3.7%/yr

Latest (2026): $1,112 · +0.0% YoY. Source: county tax records.