2181 Barr Slope Rd · Green, PA 15728

$29,900

2 bd · None ba · 1,136 sqft · SingleFamily public records · 147 Days on market

Built 1960 5,000 sqft lot $26/sqft · 57% below area ↓ 34% 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
• Appreciation +7.3/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Alert! 2 bedroom, 1 bath with large rear yard. Covered front porch, hardwoods throughout. Being sold in as-is condition.

Key facts

• Covered front porch
• Large rear yard
• Hardwoods throughout

Tags

• LARGE REAR YARD
• COVERED FRONT PORCH
• HARDWOODS THROUGHOUT

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Purchase Line SD (rural): math 24% / reading 45% proficiency, ranked #424 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $1k appreciation (4.7% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.43% ✓
• Cap rate: 30.20%
• Cash-on-cash: 85.37%
• DSCR: 4.80
• GRM: 2.4

CMA / ARV

• ARV (median comp): $69,018
• List price: $29,900
• Delta: -56.68%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Dixonville Rd	0.73mi	3/1.0 (+1)	1,120 (-1%)	3mo	$58,000	$52	56

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

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.9%
• Equity multiple: 6.29×
• Total profit: $44,317
• Equity at exit: $16,383

10-year hold

• IRR: 89.4%
• Equity multiple: 13.12×
• Total profit: $101,479
• Equity at exit: $27,823

Cash invested: $8,372 (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 15728

• Home prices YoY: 3.6%
• Active inventory: 13
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $596

Break-even live

Break-even rent $272

Max offer price $29,900

Occupancy floor 37%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $29,900 Active 147 DOM
2. 2026-06-17
   days on market $29,900 Active 146 DOM
3. 2026-06-16
   days on market $29,900 Active 145 DOM
4. 2026-06-15
   days on market $29,900 Active 144 DOM
5. 2026-06-13
   days on market $29,900 Active 142 DOM
6. 2026-06-12
   days on market $29,900 Active 141 DOM
7. 2026-06-09
   days on market $29,900 Active 138 DOM
8. 2026-06-08
   days on market $29,900 Active 137 DOM
9. 2026-06-08
   days on market $29,900 Active 136 DOM
10. 2026-06-05
    days on market $29,900 Active 134 DOM
11. 2026-06-04
    days on market $29,900 Active 132 DOM
12. 2026-06-02
    days on market $29,900 Active 131 DOM
13. 2026-06-01
    days on market $29,900 Active 130 DOM
14. 2026-05-31
    days on market $29,900 Active 129 DOM
15. 2026-05-08
    price $32,900 129-char remark

    Show marketing remark (129 chars)

    Investor Alert! 2 bedroom, 1 bath with large rear yard. Covered front porch, hardwoods throughout. Being sold in as-is condition.

16. 2026-04-14
    price $34,900 129-char remark

    Show marketing remark (129 chars)

    Investor Alert! 2 bedroom, 1 bath with large rear yard. Covered front porch, hardwoods throughout. Being sold in as-is condition.

17. 2026-03-24
    price $37,900 129-char remark

    Show marketing remark (129 chars)

    Investor Alert! 2 bedroom, 1 bath with large rear yard. Covered front porch, hardwoods throughout. Being sold in as-is condition.

18. 2026-03-11
    price $39,900 129-char remark

    Show marketing remark (129 chars)

    Investor Alert! 2 bedroom, 1 bath with large rear yard. Covered front porch, hardwoods throughout. Being sold in as-is condition.

19. 2026-02-25
    price $44,900 129-char remark

    Show marketing remark (129 chars)

    Investor Alert! 2 bedroom, 1 bath with large rear yard. Covered front porch, hardwoods throughout. Being sold in as-is condition.

20. 2026-01-22
    listed $49,900 Active 129-char remark

    Show marketing remark (129 chars)

    Investor Alert! 2 bedroom, 1 bath with large rear yard. Covered front porch, hardwoods throughout. Being sold in as-is condition.

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $543 · $45/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 ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,305
• − Mortgage interest: −$1,675
• − Property taxes: −$543
• − Insurance: −$150
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$870
• Taxable income: $7,099
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $5,443/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: Purchase Line SD
• NCES district ID: 4219830
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 45% ▼ -15.00%
• Median HH income: $39,443
• Composite: 28.84/100
• National rank: #6651
• State rank: #424 of 539 in PA

Livability — Green

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

Census & demographics

• Census place: Dixonville, PA
• Population (ZIP): 3,468

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Polish 5% Romanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.69%
• Current HPI: 133.5535
• 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

-34.1% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $32,900 West Penn MLS
• 2026-04-14 Price Changed $34,900 West Penn MLS
• 2026-03-24 Price Changed $37,900 West Penn MLS
• 2026-03-11 Price Changed $39,900 West Penn MLS
• 2026-02-25 Price Changed $44,900 West Penn MLS
• 2026-01-22 Listed $49,900 West Penn MLS

Property tax history

+3.8%/yr

Latest (2026): $543 · +1.5% YoY. Source: county tax records.