306-308 Federal St · Farrell, PA 16121

$19,000

4 bd · 2.0 ba · — sqft · SingleFamily · 253 Days on market

Built 1919 3,001 sqft lot

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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
• Appreciation +3.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

PROPERTY BEING SOLD IN AS IS CONDITION. DUPLEX WITH 2 BEDROOMS ON EACH SIDE

Key facts

• 3,001 sq ft lot
• Built 1919
• Listed 252 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,684 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Farrell Area SD (suburban): math 15% / reading 28% proficiency, ranked #492 of 539 in PA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $131 of loan paydown is wiped out by about $570 of value loss. Plan a longer hold.
• Mercer County population projected at -22% 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $19k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1919 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 5.41% ✓
• Cap rate: 46.15%
• Cash-on-cash: 142.34%
• DSCR: 7.33
• GRM: 1.5

CMA / ARV

• ARV (median comp): $42,163
• List price: $19,000
• Delta: -54.94%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 Wallis Ave	0.30mi	3/1.0 (-1)	—	1mo	$70,000	—	64
703 French St	0.41mi	3/1.0 (-1)	1,100	4mo	$40,000	$36	56
1015 Washington St	0.50mi	3/1.0 (-1)	—	0mo	$15,000	—	55
310 Hamilton Ave	0.53mi	3/1.5 (-1)	—	3mo	$135,000	—	53
300 Beechwood Ave	0.62mi	4/1.5	—	5mo	$111,000	—	52
504 Beechwood Ave	0.50mi	3/1.0 (-1)	—	5mo	$29,000	—	51
1234 Baldwin Ave	0.49mi	3/1.0 (-1)	—	6mo	$62,500	—	51
223 Emerson Ave	0.67mi	3/2.0 (-1)	—	3mo	$69,800	—	48
104 Fruit Ave	0.67mi	3/2.5 (-1)	—	3mo	$90,000	—	47
655 New Castle Ave	0.74mi	3/1.0 (-1)	—	1mo	$100,000	—	44
784 Baldwin Ave	0.74mi	3/1.0 (-1)	—	1mo	$45,000	—	43
850 Sherman Ave	0.73mi	3/1.0 (-1)	—	7mo	$68,000	—	39

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.98×
• Total profit: $37,158
• Equity at exit: $2,833

10-year hold

• IRR: —
• Equity multiple: 16.85×
• Total profit: $84,296
• Equity at exit: $1,643

Cash invested: $5,320 (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 16121

• Home prices YoY: -1.9%
• Active inventory: 15
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$100
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $631

Break-even live

Break-even rent $229

Max offer price $19,000

Occupancy floor 34%

Sensitivity live

Price	-10% $694	-5% $636	+0% $631	+5% $626	+10% $620
Rent	-10% $550	-5% $590	+0% $631	+5% $672	+10% $712
Rate	-1.0pp $641	-0.5pp $636	base $631	+0.5pp $626	+1.0pp $621

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Wallis Ave Farrell, PA	4.0	1.5	—	$1,100	—	44d	1	0.36mi
1023 Negley St Farrell, PA	3.0	1.0	—	$1,095	—	14d	1	0.58mi
726 Baldwin Ave Sharon, PA	3.0	1.0	—	$1,100	—	14d	1	0.78mi
523 New Castle Ave Sharon, PA	3.0	1.0	—	$1,000	—	14d	1	0.84mi
Mercer Ave Wheatland, PA	3.0	1.5	—	$850	—	14d	1	0.89mi
557 Lafayette Ave Sharon, PA	3.0	1.0	—	$1,000	—	14d	1	1.00mi
979 King St Sharon, PA	3.0	1.0	—	$895	—	44d	1	1.22mi
107 N Oakland Ave Unit 2 Sharon, PA	3.0	1.0	—	$1,100	—	22d	1	1.44mi
136 5th Ave Sharon, PA	3.0	1.0	3049	$899	$0.29	14d	1	1.47mi

Listing history 3 events

1. 2026-02-18
   price $19,000 75-char remark

   Show marketing remark (75 chars)

   PROPERTY BEING SOLD IN AS IS CONDITION. DUPLEX WITH 2 BEDROOMS ON EACH SIDE

2. 2025-09-16
   listed $31,700 Active 75-char remark

   Show marketing remark (75 chars)

   PROPERTY BEING SOLD IN AS IS CONDITION. DUPLEX WITH 2 BEDROOMS ON EACH SIDE

3. 2019-08-15
   soldstatus $7,475

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,339
• − Mortgage interest: −$1,064
• − Property taxes: −$885
• − Insurance: −$95
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$553
• Taxable income: $7,768
• Est. tax owed @ 24.0%: −$1,864
• After-tax cash flow: $5,708/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: Farrell Area SD
• NCES district ID: 4209690
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $30,101
• Composite: 17.21/100
• National rank: #9102
• State rank: #492 of 539 in PA

Livability — Farrell

• Score: 52/100
• State rank: #1684
• US rank: #24840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farrell, PA
• City population: 4,290
• Population (ZIP): 4,290

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 108,341 people
• By 2030: 104,269 · -3.8%
• By 2040: 94,624 · -12.7%
• By 2050: 84,891 · -21.6%
• By 2075: 65,094 · -39.9%
• By 2100: 47,657 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 49% White 43% Two or more races 7%
• Common ancestry: Romanian 4% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+30.2) · D 34.5% · R 64.7%
• 2008→2024 swing: -29.9pp toward R · 2008: -0.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.0 2016: R+25.0 2012: R+2.5 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.05%
• Current HPI: 155.4925
• 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

+154.2% since first listed

3 events — show timeline

• 2026-02-18 Price Changed $19,000 West Penn MLS
• 2025-09-16 Listed $31,700 West Penn MLS
• 2019-08-15 Sold (Public Records) $7,475 Public Records

Property tax history

+1.9%/yr

Latest (2025): $885 · +2.7% YoY. Source: county tax records.