504 Arthur Ave · Scottdale, PA 15683

$160,000

5 bd · 4.0 ba · — sqft · MultiFamily · 15 Days on market

Built 1917 Good condition 6,098 sqft lot Est $151k · 6% over

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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 +4.9/15.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom. There is also a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bath. Newer roof on the home and newer furnace for apartment side.

Key facts

• Newer furnace
• Newer roof
• Investment property

Tags

• INVESTMENT PROPERTY
• WALKING DISTANCE TO SCHOOL
• WALKING DISTANCE TO PARK
• WALKING DISTANCE TO DOWNTOWN
• NEWER ROOF
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#440 in PA, #4,017 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Southmoreland SD (suburban): math 29% / reading 51% proficiency, ranked #359 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 1 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 (-1.2%/yr); year-one equity from $1k 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 (-1.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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 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: 1.75% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.59%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $151,194
• List price: $160,000
• Delta: 5.82%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 & 810 1/2 Mulberry St	0.17mi	4/3.5 (-1)	—	21mo	$112,000	—	55
501 S Chestnut St	0.58mi	4/2.0 (-1)	—	2mo	$135,000	—	46
409 & 411 Walnut Ave	0.37mi	6/2.0 (+1)	—	23mo	$50,000	—	38

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

Projected returns pro-forma

-1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.26×
• Total profit: $56,517
• Equity at exit: $36,668

10-year hold

• IRR: 32.9%
• Equity multiple: 4.37×
• Total profit: $151,144
• Equity at exit: $36,863

Cash invested: $44,800 (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 15683

• Home prices YoY: -0.4%
• Active inventory: 22
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,105

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,004
1× unit	1	1	$789
1× unit	2	1	$1,004
Total (3 units)			$2,798

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Pittsburgh St Scottdale, PA	4.0	4.5	—	$2,100	—	44d	1	0.26mi

Listing history 27 events

1. 2026-06-18
   days on market $160,000 Active 15 DOM
2. 2026-06-17
   days on market $160,000 Active 14 DOM
3. 2026-06-16
   days on market $160,000 Active 13 DOM
4. 2026-06-15
   days on market $160,000 Active 12 DOM
5. 2026-06-13
   days on market $160,000 Active 10 DOM
6. 2026-06-12
   days on market $160,000 Active 9 DOM
7. 2026-06-09
   days on market $160,000 Active 6 DOM
8. 2026-06-08
   days on market $160,000 Active 5 DOM
9. 2026-06-08
   days on market $160,000 Active 4 DOM
10. 2026-06-07
    days on market $160,000 Active 3 DOM
11. 2026-06-04
    days on marketlisting id $160,000 Active 1 DOM
12. 2026-04-21
    status Active 549-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

13. 2026-04-21
    price $160,000 541-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

14. 2026-04-21
    price $160,000 549-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

15. 2026-04-21
    status Active 541-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

16. 2026-04-05
    historical Contingent 549-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

17. 2026-04-05
    historical Contingent 541-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

18. 2026-02-23
    price $184,500 549-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

19. 2026-02-23
    price $184,500 541-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

20. 2026-01-12
    price $189,500 549-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

21. 2026-01-12
    price $189,500 541-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

22. 2025-11-22
    listed $195,000 Active 541-char remark

    Show marketing remark (541 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom but has a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bathroom. Newer roof on home and newer furnace on apartment side.

23. 2025-11-20
    listed $195,000 Active 549-char remark

    Show marketing remark (549 chars)

    Large home located in the historic area of Scottdale. Great investment property or live in one side and rent out the 2 apartments. Home is within walking distance to school, park and downtown Scottdale. Right side is a large 2 story with 2 bedrooms and 2 bathrooms. Den could be a possible third bedroom. Left side is up and down apartments. Lower apartment has 1 bedroom and 1 bathroom. There is also a 2nd room that could be used as a bedroom. Upper apartment has 2 bedrooms and 1 bath. Newer roof on the home and newer furnace for apartment side.

24. 2017-11-20
    historical Expired
25. 2017-04-20
    listed $139,000 Active
26. 1996-09-13
    soldstatus $65,000
27. 1996-06-27
    listed $69,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,576
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$4,655
• Taxable income: $11,387
• Est. tax owed @ 24.0%: −$2,733
• After-tax cash flow: $10,524/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This multi-family home in Scottdale is in good condition with a good roof and newer furnace. It has a good curb appeal and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and adds value.
• Both Clean gutters — Improves drainage and prevents water damage.
• Resale Replace old appliances in kitchen — Modern appliances improve the home's appeal to potential buyers.
• Resale Install new flooring in bathrooms — Fresh flooring enhances the home's overall appearance and value.
• Resale Paint interior walls — Neutral paint colors are timeless and can be customized to suit different tastes.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and adds value. ↑
• Both Clean gutters — Improves drainage and prevents water damage. ↑
• Resale Replace old appliances in kitchen — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Install new flooring in bathrooms — Fresh flooring enhances the home's overall appearance and value. ↑
• Resale Paint interior walls — Neutral paint colors are timeless and can be customized to suit different tastes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Southmoreland SD
• NCES district ID: 4222410
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 51% ▼ -19.00%
• Median HH income: $43,274
• Composite: 33.76/100
• National rank: #5368
• State rank: #359 of 539 in PA

Livability — Scottdale

• Score: 75/100
• State rank: #440
• US rank: #4017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottdale, PA
• Population (ZIP): 7,855

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 6% Asian 1%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 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: ▼ -1.25%
• Current HPI: 284.1099
• 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

+128.9% since first listed

16 events — show timeline

• 2026-04-21 Relisted — West Penn MLS
• 2026-04-21 Price Changed $160,000 West Penn MLS
• 2026-04-21 Price Changed $160,000 West Penn MLS
• 2026-04-21 Relisted — West Penn MLS
• 2026-04-05 Contingent — West Penn MLS
• 2026-04-05 Contingent — West Penn MLS
• 2026-02-23 Price Changed $184,500 West Penn MLS
• 2026-02-23 Price Changed $184,500 West Penn MLS
• 2026-01-12 Price Changed $189,500 West Penn MLS
• 2026-01-12 Price Changed $189,500 West Penn MLS
• 2025-11-22 Listed $195,000 West Penn MLS
• 2025-11-20 Listed $195,000 West Penn MLS
• 2017-11-20 Delisted — West Penn MLS
• 2017-04-20 Listed $139,000 West Penn MLS
• 1996-09-13 Sold (MLS) $65,000 West Penn MLS
• 1996-06-27 Listed $69,900 West Penn MLS