16-18 Grand St · Belle Vernon, PA 15012

$139,900

4 bd · 2.0 ba · — sqft · MultiFamily · 46 Days on market

Built 1900 6,490 sqft lot ↓ 5% 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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

2 HOMES FOR THE PRICE OF ONE. INVESTORS, AND HOME BUYERS LOOKING FOR ADDITIONAL INCOME. LIVE IN ONE HOME AND RENT THE OTHER. THIS IS THE HOME FOR YOU. LONG TERM TENANTS OCCUPY NOW AND WANT TO STAY WHICH MAKES THIS A GREAT PROPERTY FOR ANY INVESTOR. GREAT OPPURTUNITY FOR ANY INVESTOR TO INCREASE THEIR PORTFOLIO AND GET 2 HOMES FOR THE PRICE OF 1. CLOSE TO ALL AMENITIES, ROUTE 70 AND SHOPPING. 16 IS A VERY NICE 2 BEDROOM RANCH, ALL ONE LEVEL, WITH KITCHEN, BATH, LARGE LIVINGROOM AND SEMI FLAT YARD. 18 IS A TWO STORY 2 BEDROOM 1 FULL BATH WITH KITCHEN AND LIVING ROOM. BOTH HOMES HAVE ON STREET PARKING AND ARE ON LOW TRAFFIC STREETS. ONE NICE SIZE RANCH HOME WITH ONE LEVEL LIVING AND ANOTHER NICE 2 STORY WITH LONG TERM TENANTS.

Key facts

• Low traffic streets
• On street parking
• Close to amenities

Tags

• CLOSE TO AMENITIES
• ON STREET PARKING
• LOW TRAFFIC STREETS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive. Per door: $211/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#894 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, health & safety D+, amenities F.
• Belle Vernon Area SD (suburban): math 34% / reading 56% proficiency, ranked #267 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1900 — 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. 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 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: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 1/2 Speer St	0.10mi	4/2.0	—	22mo	$140,000	—	64
403 Main St	0.25mi	3/2.0 (-1)	—	16mo	$17,000	—	58

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $103,148
• Equity at exit: $126,033

10-year hold

• IRR: 29.2%
• Equity multiple: 8.22×
• Total profit: $282,630
• Equity at exit: $271,795

Cash invested: $39,172 (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 15012

• Home prices YoY: 5.9%
• Active inventory: 93
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $423

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 71%

Sensitivity live

Price	-10% $519	-5% $471	+0% $423	+5% $374	+10% $326
Rent	-10% $284	-5% $353	+0% $423	+5% $492	+10% $562
Rate	-1.0pp $493	-0.5pp $458	base $423	+0.5pp $387	+1.0pp $350

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,758
Total (2 units)			$1,759

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-10
   remarks 637-char remark
2. 2026-06-10
   listed $139,900 Pending 46 DOM

ⓘ 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 ≥98°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: $21,108
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,070
• Taxable income: $3,026
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $4,347/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: Belle Vernon Area SD
• NCES district ID: 4203210
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 56% ▼ -13.00%
• Median HH income: $51,784
• Composite: 38.72/100
• National rank: #4134
• State rank: #267 of 539 in PA

Livability — Belle Vernon

• Score: 68/100
• State rank: #894
• US rank: #9529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Vernon, PA
• Population (ZIP): 15,294

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada, India, China
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.36%
• Current HPI: 258.8202
• 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

-4.9% since first listed

8 events — show timeline

• 2026-06-09 Pending — West Penn MLS
• 2025-10-17 Pending — West Penn MLS
• 2025-10-17 Sold (MLS) $133,000 West Penn MLS
• 2025-09-15 Pending — West Penn MLS
• 2025-09-15 Delisted — West Penn MLS
• 2025-09-04 Contingent — West Penn MLS
• 2025-07-31 Listed $139,900 West Penn MLS
• 2025-07-30 Listed $139,900 West Penn MLS