36 Clopper St · Herminie, PA 15637

$80,000

3 bd · 2.0 ba · 2,136 sqft · Other public records · 12 Days on market

Built 1905 5,972 sqft lot

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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 +4.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Was a duplex-can be returned to duplex. Needs work but potential is great.

Key facts

• Converted duplex
• Sliding glass doors
• Built in pantry

Tags

• CONVERTED DUPLEX
• UPDATED FULL BATHROOM
• UPDATED KITCHEN
• BUILT IN PANTRY
• SLIDING GLASS DOORS
• LARGE LIVINGROOM AREA

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Septic tank
• Home design: 2-story; Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Full walk-out basement

Interior

• Kitchen: Dishwasher; Stove
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heat; Oil heating
• Interior features: Kitchen island; Pantry
• Laundry & utility: Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 44/100 on livability (#1,726 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Yough SD (rural): math 29% / reading 51% proficiency, ranked #353 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: H W Good El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 267 students, 51% FRL); Yough Intrmd/Ms Sch (math 18% / reading 47%, grade F, #355 of 512 statewide, top 70%, 576 students, 46% FRL); Yough Shs (math 67%, 558 students, 35% FRL).
• Market conditions: 10 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 (-2.1%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $30k; list at $80k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1905 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.81%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.20×
• Total profit: $26,811
• Equity at exit: $15,253

10-year hold

• IRR: 33.8%
• Equity multiple: 4.28×
• Total profit: $73,380
• Equity at exit: $12,764

Cash invested: $22,400 (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 15637

• Home prices YoY: -1.2%
• Active inventory: 10
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $575

Break-even live

Break-even rent $703

Max offer price $80,000

Occupancy floor 55%

Sensitivity live

Price	-10% $620	-5% $598	+0% $575	+5% $552	+10% $530
Rent	-10% $462	-5% $519	+0% $575	+5% $632	+10% $688
Rate	-1.0pp $615	-0.5pp $595	base $575	+0.5pp $554	+1.0pp $533

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $80,000 Active 12 DOM
2. 2026-06-18
   days on market $80,000 Active 9 DOM
3. 2026-06-17
   days on market $80,000 Active 8 DOM
4. 2026-06-16
   days on market $80,000 Active 7 DOM
5. 2026-06-15
   days on market $80,000 Active 6 DOM
6. 2026-06-13
   days on market $80,000 Active 4 DOM
7. 2026-06-13
   days on market $80,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $80,000 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: $1,235 · $103/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: +$15/yr (+$1/mo · 1.2%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,177
• − Mortgage interest: −$4,481
• − Property taxes: −$1,235
• − Insurance: −$400
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$2,327
• Taxable income: $5,986
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $5,464/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: Yough SD
• NCES district ID: 4221150
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $47,863
• Composite: 34.2/100
• National rank: #5268
• State rank: #353 of 539 in PA

Livability — Herminie

• Score: 44/100
• State rank: #1726
• US rank: #26801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,889
• Population (ZIP): 1,889

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Italian 7% Scotch-Irish 1%
• Languages at home: 99% 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: ▼ -2.08%
• Current HPI: 164.5116
• 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

+198.6% since first listed

5 events — show timeline

• 2026-06-09 Listed $80,000 West Penn MLS
• 2006-10-20 Sold (Public Records) $29,575 Public Records
• 2006-10-13 Sold (MLS) $29,575 West Penn MLS
• 2006-08-14 Listed $33,900 West Penn MLS
• 2002-07-01 Sold (Public Records) $26,790 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,235 · +0.0% YoY. Source: county tax records.