221 5th St · Ellwood City, PA 16117

$150,000

12 bd · 14.0 ba · — sqft · MultiFamily · 148 Days on market

5,401 sqft lot ↓ 6% 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
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Versatile mixed-use opportunity in Ellwood City! This solid 4 unit building offers 2 street-level commercial units & 2 second floor residential apartments, making it ideal for investors or owner-operators. Three units have been updated & include attractive luxury vinyl flooring. One street level unit is ready for renovations & updates, providing added value. On-street parking is available out front for the commercial units, with 2 off-street spaces in the rear for the residential apartments. Live upstairs while operating your business below, or add this income-producing property to your portfolio. With flexibility, multiple income options, & value all in one package, this property has a lot to offer.

Key facts

• Updated units
• 5,401 sq ft lot
• 2 parking spots

Tags

• MIXED-USE OPPORTUNITY
• STREET-LEVEL COMMERCIAL UNITS
• RESIDENTIAL APARTMENTS
• UPDATED UNITS
• LUXURY VINYL FLOORING
• INCOME-PRODUCING PROPERTY

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/3.5-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $554/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.0% vs local median 5.3% in Ellwood City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#610 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Ellwood City Area SD (town): math 28% / reading 56% proficiency, ranked #334 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
7. 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.
8. 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.
9. 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: 2.74% ✓
• Cap rate: 24.01%
• Cash-on-cash: 63.26%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 62.3%
• Equity multiple: 3.78×
• Total profit: $116,781
• Equity at exit: $22,365

10-year hold

• IRR: 66.8%
• Equity multiple: 7.75×
• Total profit: $283,537
• Equity at exit: $12,969

Cash invested: $42,000 (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 16117

• Home prices YoY: -7.5%
• Active inventory: 53
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $4,115 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $2,214

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	3.5	$4,116
Total (4 units)			$4,115

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $150,000 Active 148 DOM
2. 2026-06-18
   days on market $150,000 Active 147 DOM
3. 2026-06-17
   days on market $150,000 Active 146 DOM
4. 2026-06-16
   days on market $150,000 Active 145 DOM
5. 2026-06-15
   days on market $150,000 Active 144 DOM
6. 2026-06-14
   days on market $150,000 Active 142 DOM
7. 2026-06-12
   days on market $150,000 Active 141 DOM
8. 2026-06-09
   days on market $150,000 Active 138 DOM
9. 2026-06-08
   days on market $150,000 Active 137 DOM
10. 2026-06-07
    days on market $150,000 Active 136 DOM
11. 2026-06-03
    days on market $150,000 Active 132 DOM
12. 2026-06-02
    days on market $150,000 Active 131 DOM
13. 2026-06-01
    days on market $150,000 Active 130 DOM
14. 2026-05-31
    days on market $150,000 Active 129 DOM
15. 2026-05-30
    days on market $150,000 Active 128 DOM
16. 2026-05-18
    price $150,000 732-char remark

    Show marketing remark (732 chars)

    Versatile mixed-use opportunity in Ellwood City! This solid 4 unit building offers 2 street-level commercial units & 2 second floor residential apartments, making it ideal for investors or owner-operators. Three units have been updated & include attractive luxury vinyl flooring. One street level unit is ready for renovations & updates, providing added value. On-street parking is available out front for the commercial units, with 2 off-street spaces in the rear for the residential apartments. Live upstairs while operating your business below, or add this income-producing property to your portfolio. With flexibility, multiple income options, & value all in one package, this property has a lot to offer.

17. 2026-04-16
    price $154,900 732-char remark

    Show marketing remark (732 chars)

    Versatile mixed-use opportunity in Ellwood City! This solid 4 unit building offers 2 street-level commercial units & 2 second floor residential apartments, making it ideal for investors or owner-operators. Three units have been updated & include attractive luxury vinyl flooring. One street level unit is ready for renovations & updates, providing added value. On-street parking is available out front for the commercial units, with 2 off-street spaces in the rear for the residential apartments. Live upstairs while operating your business below, or add this income-producing property to your portfolio. With flexibility, multiple income options, & value all in one package, this property has a lot to offer.

18. 2026-04-15
    status Active 732-char remark

    Show marketing remark (732 chars)

    Versatile mixed-use opportunity in Ellwood City! This solid 4 unit building offers 2 street-level commercial units & 2 second floor residential apartments, making it ideal for investors or owner-operators. Three units have been updated & include attractive luxury vinyl flooring. One street level unit is ready for renovations & updates, providing added value. On-street parking is available out front for the commercial units, with 2 off-street spaces in the rear for the residential apartments. Live upstairs while operating your business below, or add this income-producing property to your portfolio. With flexibility, multiple income options, & value all in one package, this property has a lot to offer.

19. 2026-03-25
    historical Contingent 732-char remark

    Show marketing remark (732 chars)

    Versatile mixed-use opportunity in Ellwood City! This solid 4 unit building offers 2 street-level commercial units & 2 second floor residential apartments, making it ideal for investors or owner-operators. Three units have been updated & include attractive luxury vinyl flooring. One street level unit is ready for renovations & updates, providing added value. On-street parking is available out front for the commercial units, with 2 off-street spaces in the rear for the residential apartments. Live upstairs while operating your business below, or add this income-producing property to your portfolio. With flexibility, multiple income options, & value all in one package, this property has a lot to offer.

20. 2026-03-09
    price $159,900 732-char remark

    Show marketing remark (732 chars)

    Versatile mixed-use opportunity in Ellwood City! This solid 4 unit building offers 2 street-level commercial units & 2 second floor residential apartments, making it ideal for investors or owner-operators. Three units have been updated & include attractive luxury vinyl flooring. One street level unit is ready for renovations & updates, providing added value. On-street parking is available out front for the commercial units, with 2 off-street spaces in the rear for the residential apartments. Live upstairs while operating your business below, or add this income-producing property to your portfolio. With flexibility, multiple income options, & value all in one package, this property has a lot to offer.

21. 2026-01-22
    listed $164,500 Active 732-char remark

    Show marketing remark (732 chars)

    Versatile mixed-use opportunity in Ellwood City! This solid 4 unit building offers 2 street-level commercial units & 2 second floor residential apartments, making it ideal for investors or owner-operators. Three units have been updated & include attractive luxury vinyl flooring. One street level unit is ready for renovations & updates, providing added value. On-street parking is available out front for the commercial units, with 2 off-street spaces in the rear for the residential apartments. Live upstairs while operating your business below, or add this income-producing property to your portfolio. With flexibility, multiple income options, & value all in one package, this property has a lot to offer.

22. 2023-11-08
    historical $595
23. 2023-10-05
    price $595
24. 2023-08-17
    price $650
25. 2019-11-27
    status Under Contract 523-char remark

    Show marketing remark (523 chars)

    Ideal investment property located convenient to the Ellwood City, PA business district. The property consists of 3 apartment units, all occupied, and I unit currently used as a barbershop. The property includes all new electric, and renovated flooring, plumbing, and painting. Separate heating and hot water is provided to the barbershop and two upstairs apartments. Apt#3 has a separate furnace and hot water tank. A two stall garage is located at the rear of the property, and on-street parking is available at the front.

26. 2019-11-26
    soldstatus $129,600 Sold 523-char remark

    Show marketing remark (523 chars)

    Ideal investment property located convenient to the Ellwood City, PA business district. The property consists of 3 apartment units, all occupied, and I unit currently used as a barbershop. The property includes all new electric, and renovated flooring, plumbing, and painting. Separate heating and hot water is provided to the barbershop and two upstairs apartments. Apt#3 has a separate furnace and hot water tank. A two stall garage is located at the rear of the property, and on-street parking is available at the front.

27. 2019-08-25
    historical Contingent 523-char remark

    Show marketing remark (523 chars)

    Ideal investment property located convenient to the Ellwood City, PA business district. The property consists of 3 apartment units, all occupied, and I unit currently used as a barbershop. The property includes all new electric, and renovated flooring, plumbing, and painting. Separate heating and hot water is provided to the barbershop and two upstairs apartments. Apt#3 has a separate furnace and hot water tank. A two stall garage is located at the rear of the property, and on-street parking is available at the front.

28. 2019-07-11
    listed $160,000 Active 523-char remark

    Show marketing remark (523 chars)

    Ideal investment property located convenient to the Ellwood City, PA business district. The property consists of 3 apartment units, all occupied, and I unit currently used as a barbershop. The property includes all new electric, and renovated flooring, plumbing, and painting. Separate heating and hot water is provided to the barbershop and two upstairs apartments. Apt#3 has a separate furnace and hot water tank. A two stall garage is located at the rear of the property, and on-street parking is available at the front.

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

Taxation est. · year 1

• Rental income: $49,380
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$3,950
• − Management: −$3,950
• − Depreciation: −$4,364
• Taxable income: $25,713
• Est. tax owed @ 24.0%: −$6,171
• After-tax cash flow: $20,400/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: Ellwood City Area SD
• NCES district ID: 4209240
• Math proficiency: 28% ▼ -17.00%
• Reading proficiency: 56% ▼ -14.00%
• Median HH income: $44,230
• Composite: 35.49/100
• National rank: #4921
• State rank: #334 of 539 in PA

Livability — Ellwood City

• Score: 72/100
• State rank: #610
• US rank: #5866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellwood City, PA
• Population (ZIP): 16,013

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.81%
• Current HPI: 257.3336
• 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

-6.2% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $150,000 West Penn MLS
• 2026-04-16 Price Changed $154,900 West Penn MLS
• 2026-04-15 Relisted — West Penn MLS
• 2026-03-25 Contingent — West Penn MLS
• 2026-03-09 Price Changed $159,900 West Penn MLS
• 2026-01-22 Listed $164,500 West Penn MLS
• 2023-11-08 Rental Removed $595 APPFOLIO
• 2023-10-05 Price Changed $595 APPFOLIO
• 2023-08-17 Price Changed $650 APPFOLIO
• 2019-11-27 Pending — West Penn MLS
• 2019-11-26 Sold (MLS) $129,600 West Penn MLS
• 2019-08-25 Contingent — West Penn MLS
• 2019-07-11 Listed $160,000 West Penn MLS