102 Lycippus Hardware Rd · Mammoth, PA 15650

$219,900

4 bd · 2.0 ba · 1,306 sqft · Other public records · 6 Days on market

Built 1949 0.66 ac lot

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One unit leased, one in state of disrepar. No VA/FHA Buyers, please

Key facts

• Side-by-side duplex
• Convenient location
• 0.66 acre lot

Tags

• SIDE-BY-SIDE DUPLEX
• SEPARATE 1-CAR GARAGE
• AMPLE OFF-STREET PARKING
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Property operates as two rental units with current rents reported at $850 and $750

Exterior

• Parking: Detached garage; Total of 4 parking spaces
• Utilities: Electricity available
• Home design: Duplex/multi-unit property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Lot roughly 0.66 acres with approximate dimensions 204.4 x 141 x IR; Residential zoning

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two separate residential units (duplex)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (34.9% below list).
• Recommended offer: $143k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#1,159 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Greater Latrobe SD (suburban): math 52% / reading 62% proficiency, ranked #94 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Baggaley El Sch (math 48% / reading 60%, grade C, #557 of 1,518 statewide, top 37%, 496 students, 45% FRL); Greater Latrobe Jhs (math 40% / reading 62%, grade C, #116 of 512 statewide, top 24%, 554 students, 41% FRL); Greater Latrobe Shs (math 72%, 1,157 students, 26% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 112 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $8k; list at $220k implies a 2649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,132 (34.9% 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. Built in 1949 — 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 D-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. 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: 0.65% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.19% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.29×
• Total profit: $-43,805
• Equity at exit: $32,788

10-year hold

• IRR: -7.9%
• Equity multiple: 0.44×
• Total profit: $-34,260
• Equity at exit: $19,013

Cash invested: $61,572 (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 15650

• Rents YoY: 6.2%
• Active inventory: 112
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-201

Break-even live

Break-even rent $1,686

Max offer price $184,345

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-139	+0% $-201	+5% $-264	+10% $-326
Rent	-10% $-314	-5% $-258	+0% $-201	+5% $-145	+10% $-88
Rate	-1.0pp $-91	-0.5pp $-145	base $-201	+0.5pp $-258	+1.0pp $-316

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $219,900 Active 6 DOM
2. 2026-06-18
   days on market $219,900 Active 3 DOM
3. 2026-06-17
   days on market $219,900 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark
5. 2026-06-15
   listed $219,900 Active 1 DOM

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $2,260 · $188/mo
• Expected delta: +$1,214/yr (+$101/mo · 116.0%)

ⓘ 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 ≥90°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: $17,176
• − Mortgage interest: −$12,318
• − Property taxes: −$1,046
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$6,397
• Taxable loss: −$6,433
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $-871/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: Greater Latrobe SD
• NCES district ID: 4210980
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 62% ▼ -17.00%
• Median HH income: $53,111
• Composite: 48.85/100
• National rank: #2087
• State rank: #94 of 539 in PA

Livability — Mammoth

• Score: 65/100
• State rank: #1159
• US rank: #13407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westmoreland County · 183,777 people
• Metro: Pittsburgh, PA
• Population (ZIP): 26,312
• Household income: $63,305
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 714.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 10% Slovak 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -119.30%
• Current HPI: 152.0097
• Rent YoY: ▲ 6.19%
• Metro: Pittsburgh, PA
• 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

+2648.8% since first listed

4 events — show timeline

• 2026-06-15 Listed $219,900 West Penn MLS
• 2010-01-21 Sold (MLS) $8,000 West Penn MLS
• 2010-01-21 Price Changed $10,000 West Penn MLS
• 2009-05-21 Listed $8,000 West Penn MLS

Property tax history

+3.7%/yr

Latest (2026): $1,046 · +2.6% YoY. Source: county tax records.