57 W Main St · Yatesboro, PA 16263

$122,900

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 178 Days on market

Built 1900 0.34 ac lot Est $106k · 16% over ↓ 2% since listing

---

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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0

Listing remarks

This spacious 4-bedroom, 1½-bath home offers over 1,800 square feet of living space and plenty of character. You’ll love the original hardwood floors, beautiful pocket doors, and high ceilings that add to the home’s timeless appeal. Updates include newer windows, a metal roof, furnace, new 200 AMP electric panel, and hot water tank for added peace of mind. The main floor features convenient laundry and a comfortable, functional layout. Upstairs, you’ll find four generous bedrooms plus a walk-up attic—perfect for extra living space, a home office, or storage. With off-street parking and a location close to local amenities, this Yatesboro home blends historic ch

Key facts

• Metal roof
• Newer windows
• High ceilings

Tags

• ORIGINAL HARDWOOD FLOORS
• BEAUTIFUL POCKET DOORS
• HIGH CEILINGS
• NEWER WINDOWS
• METAL ROOF
• WALK-UP ATTIC

Property features AI

Exterior

• Parking: 2 off-street parking spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Frame and steel construction; Metal roof
• Exterior features: Off-street parking

Interior

• Kitchen: Stove; Refrigerator; Dishwasher not specified
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Gas heating; Central air conditioning
• Interior features: Walk-up access to the basement; Some electric appliances included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($850 loan paydown + $4k appreciation (3.0% local appreciation)).
• Armstrong County population projected at -27% 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1900 — 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. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $106,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 W Main St	0.00mi	4/1.5 (+1)	1,800 (0%)	1mo	$107,000	$59	92
63 W Main St #73	0.02mi	3/1.0	1,666 (-7%)	2mo	$89,900	$54	85
85 W Main St	0.02mi	3/1.0	1,572 (-13%)	19mo	$85,000	$54	62
500 W Main St	0.71mi	4/2.5 (+1)	1,712 (-5%)	9mo	$172,000	$100	40

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: 12.9%
• Equity multiple: 1.74×
• Total profit: $25,390
• Equity at exit: $55,261

10-year hold

• IRR: 14.9%
• Equity multiple: 3.20×
• Total profit: $75,583
• Equity at exit: $85,164

Cash invested: $34,412 (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 16263

• Active inventory: 2
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$129 /mo · $1,554/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $166

Break-even live

Break-even rent $1,045

Max offer price $122,900

Occupancy floor 82%

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-13
   status Pending
2. 2026-04-21
   historical Contingent
3. 2026-04-03
   price $122,900
4. 2026-02-27
   status Active
5. 2026-01-28
   historical Contingent
6. 2025-12-15
   status Active
7. 2025-12-10
   status Pending
8. 2025-11-15
   historical Contingent
9. 2025-11-11
   listed $125,000 Active

ⓘ 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: $1,554 · $129/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$194/yr (+$16/mo · 12.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,058
• − Mortgage interest: −$6,884
• − Property taxes: −$1,554
• − Insurance: −$614
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,575
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,989/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Yatesboro

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

Census & demographics

• Census place: Yatesboro, PA
• Population (ZIP): 362

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Native American 2%
• Common ancestry: Romanian 12% Lithuanian 4% Portuguese 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-1.7% since first listed

9 events — show timeline

• 2026-05-13 Pending — West Penn MLS
• 2026-04-21 Contingent — West Penn MLS
• 2026-04-03 Price Changed $122,900 West Penn MLS
• 2026-02-27 Relisted — West Penn MLS
• 2026-01-28 Contingent — West Penn MLS
• 2025-12-15 Relisted — West Penn MLS
• 2025-12-10 Pending — West Penn MLS
• 2025-11-15 Contingent — West Penn MLS
• 2025-11-11 Listed $125,000 West Penn MLS

Property tax history

+1.4%/yr

Latest (2026): $1,554 · +0.0% YoY. Source: county tax records.