287-301 Stambaugh · Sharon, PA 16146

$749,000

300 bd · 150.0 ba · — sqft · MultiFamily · 80 Days on market

Built 1950 Good condition 0.33 ac lot ↓ 12% since listing

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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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 15 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

15 Unit Brick Apartment Building located in a desirable stable market with strong in-place cash flow and long term upside. The property benefits from durable construction, long-term tenants and multiple value-add income opportunities. 14- 2 bedroom, 1 bath units, and 1 - 1 bedroom 2 bath unit. On site parking, long term tenant based and already HUD approved. Added income potential : Large on site laundry with commercial washers and dryers. 15 individual indoor storage units offering additional income. Will show all financials to an interested person that shows proof of funds. Excellent turn key opportunity.

Key facts

• On site parking
• Turn key opportunity
• Durable construction

Tags

• DURABLE CONSTRUCTION
• ON SITE PARKING
• LARGE ON SITE LAUNDRY
• COMMERCIAL WASHERS AND DRYERS
• INDOOR STORAGE UNITS
• TURN KEY OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 15 × 20-bed/?-bath units multifamily listed at $749k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12k ($149k/yr) — positive. Per door: $827/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $749k).
• Recommended offer: $704k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,100 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Sharon City SD (suburban): math 20% / reading 42% proficiency, ranked #446 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).
• At $22,249/mo this rent would consume 585% of the median local household income ($46k/yr) (locally 685% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 $210k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $704,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.97% ✓
• Cap rate: 26.16%
• Cash-on-cash: 70.95%
• DSCR: 4.16
• GRM: 2.8

CMA / ARV

• ARV (median comp): $110,688
• List price: $749,000
• Delta: 576.67%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 70.6%
• Equity multiple: 4.19×
• Total profit: $668,762
• Equity at exit: $111,678

10-year hold

• IRR: 74.6%
• Equity multiple: 8.63×
• Total profit: $1,600,700
• Equity at exit: $64,760

Cash invested: $209,720 (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 16146

• Active inventory: 74
• Price-to-rent: 42.1×

Monthly cashflow live

• Estimated rent: $22,249 medium
• Mortgage (P&I): −$3,928
• Tax est. 1.5%: −$936 /mo · $11,235/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,672
• Net cashflow: $12,401

Break-even live

Break-even rent $6,552

Max offer price $749,000

Occupancy floor 39%

15-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 15× units	20	—	$22,245
Total (15 units)			$22,249

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   statusdays on market $749,000 Pending 80 DOM
2. 2026-05-31
   days on market $749,000 Active 79 DOM
3. 2026-05-30
   days on market $749,000 Active 78 DOM
4. 2026-04-01
   price $749,000 615-char remark

   Show marketing remark (614 chars)

   15 Unit Brick Apartment Building located in a desirable stable market with strong in-place cash flow and long term upside. The property benefits from durable construction, long-term tenants and multiple value-add income opportunities. 14- 2 bedroom, 1 bath units, and 1 - 1 bedroom 2 bath unit. On site parking, long term tenant based and already HUD approved. Added income potential : Large on site laundry with commercial washers and dryers. 15 individual indoor storage units offering additional income. Will show all financials to an interested person that shows proof of funds. Excellent turn key opportunity.

5. 2026-04-01
   price $749,000 614-char remark

   Show marketing remark (614 chars)

   15 Unit Brick Apartment Building located in a desirable stable market with strong in-place cash flow and long term upside. The property benefits from durable construction, long-term tenants and multiple value-add income opportunities. 14- 2 bedroom, 1 bath units, and 1 - 1 bedroom 2 bath unit. On site parking, long term tenant based and already HUD approved. Added income potential : Large on site laundry with commercial washers and dryers. 15 individual indoor storage units offering additional income. Will show all financials to an interested person that shows proof of funds. Excellent turn key opportunity.

6. 2026-03-12
   listed $849,000 Active 615-char remark

   Show marketing remark (615 chars)

   15 Unit Brick Apartment Building located in a desirable stable market with strong in-place cash flow and long term upside. The property benefits from durable construction, long-term tenants and multiple value-add income opportunities. 14- 2 bedroom, 1 bath units, and 1 - 1 bedroom 2 bath unit. On site parking, long term tenant based and already HUD approved. Added income potential : Large on site laundry with commercial washers and dryers. 15 individual indoor storage units offering additional income. Will show all financials to an interested person that shows proof of funds. Excellent turn key opportunity.

7. 2026-03-05
   listed $849,000 Active 614-char remark

   Show marketing remark (614 chars)

   15 Unit Brick Apartment Building located in a desirable stable market with strong in-place cash flow and long term upside. The property benefits from durable construction, long-term tenants and multiple value-add income opportunities. 14- 2 bedroom, 1 bath units, and 1 - 1 bedroom 2 bath unit. On site parking, long term tenant based and already HUD approved. Added income potential : Large on site laundry with commercial washers and dryers. 15 individual indoor storage units offering additional income. Will show all financials to an interested person that shows proof of funds. Excellent turn key opportunity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $266,988
• − Mortgage interest: −$41,956
• − Property taxes: −$11,235
• − Insurance: −$3,745
• − Repairs & maintenance: −$21,359
• − Management: −$21,359
• − Depreciation: −$21,789
• Taxable income: $145,545
• Est. tax owed @ 24.0%: −$34,931
• After-tax cash flow: $113,876/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

A well-maintained 15-unit brick apartment building with good exterior condition and strong cash flow. Minor cosmetic updates could further enhance its resale and rental value.

Value-add opportunities

• Both Update landscaping — Enhances curb appeal and property value
• Both Paint exterior — Improves appearance and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Update landscaping — Enhances curb appeal and property value ↑
• Both Paint exterior — Improves appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sharon City SD
• NCES district ID: 4221330
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $31,081
• Composite: 25.14/100
• National rank: #7521
• State rank: #446 of 539 in PA

Livability — Sharon

• Score: 65/100
• State rank: #1100
• US rank: #12460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon, PA
• County: Mercer County · 28,053 people
• City population: 12,936
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 12,936
• Household income: $45,670
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 685.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% Arabic 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: ▼ -109.55%
• Current HPI: 155.0912
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-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

-11.8% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $749,000 AVBREALTORS
• 2026-04-01 Price Changed $749,000 West Penn MLS
• 2026-03-12 Listed $849,000 AVBREALTORS
• 2026-03-05 Listed $849,000 West Penn MLS