207-209 N 2nd St · West Newton, PA 15089

$30,000

4 bd · 2.0 ba · — sqft · MultiFamily · 43 Days on market

Built 1868 8,712 sqft lot ↓ 60% since listing

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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
• Livability +3.5/5.0
• Schools +3.4/10.0
• 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: 2 units. confirmed

Listing remarks MLS

NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. This duplex offers a total of four bedrooms and two baths. Take a drive by and see if this may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 8,712 sq ft lot
• Built 1868
• Listed 43 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: On-street parking
• Security:
• Utilities: Electricity available; Natural gas available; Sewer available; Water available
• Home design:
• Construction:
• Exterior features: Zoned MUL (multiple use); Public transportation nearby

Interior

• Kitchen:
• Bedrooms: 4 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling:
• Interior features: Basement present; Part of a 2-unit building
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $588/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#806 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute 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.
• Market conditions: 22 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 (-3.0% 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 43 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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 1868 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 5.84% ✓
• Cap rate: 53.36%
• Cash-on-cash: 168.11%
• DSCR: 8.48
• GRM: 1.4

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 S 5th St	0.70mi	3/2.0 (-1)	—	7mo	$87,000	—	44

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: 9.35×
• Total profit: $70,113
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 19.77×
• Total profit: $157,669
• Equity at exit: $2,594

Cash invested: $8,400 (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 15089

• Home prices YoY: -19.6%
• Active inventory: 22
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $1,177

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 28%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$1,752
Total (2 units)			$1,752

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 N 5th St West Newton, PA	3.0	1.0	—	$850	—	1d	1	0.12mi
224 N 5th St Unit 1 West Newton, PA	3.0	1.0	—	$900	—	23d	1	0.12mi

Listing history 28 events

1. 2026-06-18
   days on market $30,000 Active 43 DOM
2. 2026-06-17
   days on market $30,000 Active 42 DOM
3. 2026-06-16
   days on market $30,000 Active 41 DOM
4. 2026-06-15
   days on market $30,000 Active 40 DOM
5. 2026-06-13
   days on market $30,000 Active 38 DOM
6. 2026-06-13
   days on market $30,000 Active 37 DOM
7. 2026-06-09
   days on market $30,000 Active 34 DOM
8. 2026-06-08
   days on market $30,000 Active 33 DOM
9. 2026-06-07
   days on market $30,000 Active 32 DOM
10. 2026-06-03
    days on market $30,000 Active 28 DOM
11. 2026-06-02
    days on market $30,000 Active 27 DOM
12. 2026-06-01
    days on market $30,000 Active 26 DOM
13. 2026-05-31
    days on market $30,000 Active 25 DOM
14. 2026-05-05
    listed $30,000 Active 385-char remark
15. 2026-02-24
    historical Expired 347-char remark

    Show marketing remark (347 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. This duplex offers a total of four bedrooms and two baths. Take a drive by and see if this may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

16. 2026-02-11
    price $31,900 347-char remark

    Show marketing remark (347 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. This duplex offers a total of four bedrooms and two baths. Take a drive by and see if this may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

17. 2026-01-16
    price $32,800 347-char remark

    Show marketing remark (347 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. This duplex offers a total of four bedrooms and two baths. Take a drive by and see if this may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

18. 2025-12-30
    price $36,200 347-char remark

    Show marketing remark (347 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. This duplex offers a total of four bedrooms and two baths. Take a drive by and see if this may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

19. 2025-12-08
    price $42,300 347-char remark

    Show marketing remark (347 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. This duplex offers a total of four bedrooms and two baths. Take a drive by and see if this may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

20. 2025-11-14
    price $53,100 347-char remark

    Show marketing remark (347 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. This duplex offers a total of four bedrooms and two baths. Take a drive by and see if this may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

21. 2025-10-27
    listed $68,900 Active 347-char remark

    Show marketing remark (347 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. This duplex offers a total of four bedrooms and two baths. Take a drive by and see if this may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

22. 2024-10-15
    price $59,900

    Show marketing remark (150 chars)

    Brick duplex with long-term tenants. Located on a quiet street in a friendly neighborhood with a large back yard. An excellent investment opportunity!

23. 2024-09-24
    price $65,000

    Show marketing remark (150 chars)

    Brick duplex with long-term tenants. Located on a quiet street in a friendly neighborhood with a large back yard. An excellent investment opportunity!

24. 2024-09-23
    status Active

    Show marketing remark (150 chars)

    Brick duplex with long-term tenants. Located on a quiet street in a friendly neighborhood with a large back yard. An excellent investment opportunity!

25. 2024-09-20
    listed $75,000 Active

    Show marketing remark (150 chars)

    Brick duplex with long-term tenants. Located on a quiet street in a friendly neighborhood with a large back yard. An excellent investment opportunity!

26. 2024-09-20
    historical Expired

    Show marketing remark (150 chars)

    Brick duplex with long-term tenants. Located on a quiet street in a friendly neighborhood with a large back yard. An excellent investment opportunity!

27. 2024-09-12
    historical Expired
28. 2024-09-05
    listed $75,000 Active

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,024
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$873
• Taxable income: $14,507
• Est. tax owed @ 24.0%: −$3,482
• After-tax cash flow: $10,639/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 — West Newton

• Score: 69/100
• State rank: #806
• US rank: #8224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Newton, PA
• Population (ZIP): 6,640

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 (94%)
• Race & ethnicity: White 94% Black 4% Two or more races 2%
• Common ancestry: Romanian 8% Slovak 3% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -36.79%
• Current HPI: 150.6723
• 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

-60.0% since first listed

15 events — show timeline

• 2026-05-05 Listed $30,000 West Penn MLS
• 2026-02-24 Delisted — West Penn MLS
• 2026-02-11 Price Changed $31,900 West Penn MLS
• 2026-01-16 Price Changed $32,800 West Penn MLS
• 2025-12-30 Price Changed $36,200 West Penn MLS
• 2025-12-08 Price Changed $42,300 West Penn MLS
• 2025-11-14 Price Changed $53,100 West Penn MLS
• 2025-10-27 Listed $68,900 West Penn MLS
• 2024-10-15 Price Changed $59,900 West Penn MLS
• 2024-09-24 Price Changed $65,000 West Penn MLS
• 2024-09-23 Relisted — West Penn MLS
• 2024-09-20 Delisted — West Penn MLS
• 2024-09-20 Listed $75,000 West Penn MLS
• 2024-09-12 Delisted — West Penn MLS
• 2024-09-05 Listed $75,000 West Penn MLS