940 Second St · Menallen, PA 15468

$69,000

4 bd · 1.0 ba · 1,864 sqft · SingleFamily public records · 8 Days on market

Built 1900 7,840 sqft lot Est $86k · 20% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 4 bedroom home offering plenty of potential for the right buyer. This property features two large living rooms, a generous eat in kitchen, and ample storage space throughout. The solid room sizes provide a great foundation for renovation and personalization. This home is situated on a manageable lot with covered porches, as well as, off street parking with additional coverage. Bring your vision and make this house shine again!

Key facts

• Ample storage space
• Covered porches
• Off street parking

Tags

• TWO LARGE LIVING ROOMS
• GENEROUS EAT IN KITCHEN
• AMPLE STORAGE SPACE
• COVERED PORCHES
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Covered
• Home design: 2-story residence; Resale property
• Exterior features: Covered parking

Interior

• Kitchen: Stove; Some electric appliances
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating; Wall unit cooling
• Interior features: Carpet flooring; Walk-out basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Uniontown Area SD (suburban): math 27% / reading 49% proficiency, ranked #392 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 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 $796 of equity ($477 loan paydown + $319 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.78% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.85%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $85,744
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 N Mill St	0.45mi	4/1.0	1,868 (+0%)	11mo	$187,000	$100	70
910 Second St	0.09mi	4/1.0	1,972 (+6%)	22mo	$89,900	$46	67
30 Antram St	0.44mi	3/2.0 (-1)	1,740 (-7%)	22mo	$60,500	$35	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.56×
• Total profit: $30,127
• Equity at exit: $21,644

10-year hold

• IRR: 34.2%
• Equity multiple: 4.96×
• Total profit: $76,551
• Equity at exit: $27,338

Cash invested: $19,320 (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 15468

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $481

Break-even live

Break-even rent $622

Max offer price $69,000

Occupancy floor 56%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $69,000 Active 8 DOM
2. 2026-06-17
   days on market $69,000 Active 7 DOM
3. 2026-06-17
   price $69,000 Active 6 DOM
4. 2026-06-16
   days on market $79,900 Active 6 DOM
5. 2026-06-15
   days on market $79,900 Active 5 DOM
6. 2026-06-13
   days on market $79,900 Active 3 DOM
7. 2026-06-12
   remarks 439-char remark
8. 2026-06-12
   listed $79,900 Active 2 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: $1,212 · $101/mo
• Projected year-2 tax: $1,212 · $101/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 ≥96°F today · 19 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: $14,766
• − Mortgage interest: −$3,865
• − Property taxes: −$1,212
• − Insurance: −$345
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,007
• Taxable income: $4,975
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,573/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: Uniontown Area SD
• NCES district ID: 4224150
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $36,744
• Composite: 31.48/100
• National rank: #5977
• State rank: #392 of 539 in PA

Livability — Menallen

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Buffington, PA
• Population (ZIP): 2,230

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Lithuanian 9% Italian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▲ 0.46%
• Current HPI: 135.7723
• 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

1 event — show timeline

• 2026-06-10 Listed $79,900 West Penn MLS

Property tax history

+3.2%/yr

Latest (2026): $1,212 · +3.4% YoY. Source: county tax records.