213 Gates Rd · Nemacolin, PA 15410

$35,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 50 Days on market

Built 1920 2.91 ac lot $39/sqft · 77% below area

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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 +6.7/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 2-bedroom, 1-bath home offers a great opportunity to bring your vision to life. Featuring a newer roof (2023) and a spacious layout, this property sits on a generous lot with room to expand, garden, or create your ideal outdoor space. The home includes a full basement, deck, and plenty of natural light throughout. With some TLC, this could be a fantastic starter home, rental, or flip. Conveniently located and packed with potential—don’t miss your chance to transform this property into something special!

Key facts

• 2.91 acre lot
• Built 1920
• Listed 50 days

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Utilities: Public water; Septic tank
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Approximately 2.9-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Coal heating; Central air conditioning
• Interior features: Walk-up basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,646 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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: 5 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 $1k of equity ($242 loan paydown + $1k appreciation (3.4% 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 (3.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $35k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.48% ✓
• Cap rate: 21.17%
• Cash-on-cash: 53.15%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $152,036
• List price: $35,000
• Delta: -76.98%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.7%
• Equity multiple: 4.33×
• Total profit: $32,669
• Equity at exit: $16,577

10-year hold

• IRR: 57.9%
• Equity multiple: 8.82×
• Total profit: $76,626
• Equity at exit: $26,219

Cash invested: $9,800 (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 15410

• Home prices YoY: 2.6%
• Active inventory: 5
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $434

Break-even live

Break-even rent $318

Max offer price $35,000

Occupancy floor 45%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $35,000 Pending 50 DOM
2. 2026-06-17
   days on market $35,000 Active 50 DOM
3. 2026-06-16
   days on market $35,000 Active 49 DOM
4. 2026-06-15
   days on market $35,000 Active 48 DOM
5. 2026-06-14
   days on market $35,000 Active 46 DOM
6. 2026-06-13
   days on market $35,000 Active 45 DOM
7. 2026-06-10
   days on market $35,000 Active 43 DOM
8. 2026-06-09
   days on market $35,000 Active 42 DOM
9. 2026-06-08
   days on market $35,000 Active 41 DOM
10. 2026-06-07
    pricedays on market $35,000 Active 40 DOM
11. 2026-06-02
    days on market $40,000 Active 35 DOM
12. 2026-06-01
    days on market $40,000 Active 34 DOM
13. 2026-05-31
    days on market $40,000 Active 33 DOM
14. 2026-05-30
    days on market $40,000 Active 32 DOM
15. 2026-05-13
    price $40,000 525-char remark
16. 2026-04-22
    listed $55,000 Active 525-char remark
17. 2001-07-05
    soldstatus $6,000

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $640 · $53/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 3/10 Moderate 7 d/yr ≥98°F today · 17 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: $10,413
• − Mortgage interest: −$1,961
• − Property taxes: −$640
• − Insurance: −$175
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,018
• Taxable income: $4,953
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,020/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 — Nemacolin

• Score: 56/100
• State rank: #1646
• US rank: #22792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,107
• Population (ZIP): 992

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 21% Lithuanian 6% Slovene 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: ▲ 3.42%
• Current HPI: 134.9824
• 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

+483.3% since first listed

5 events — show timeline

• 2026-06-17 Pending — West Penn MLS
• 2026-06-03 Price Changed $35,000 West Penn MLS
• 2026-05-13 Price Changed $40,000 West Penn MLS
• 2026-04-22 Listed $55,000 West Penn MLS
• 2001-07-05 Sold (Public Records) $6,000 Public Records

Property tax history

+2.9%/yr

Latest (2026): $640 · +0.0% YoY. Source: county tax records.