192 S Richhill St · Waynesburg, PA 15370

$114,900

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

Built 1900 Average condition 4,791 sqft lot

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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 +6.1/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +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

HERE IS A GOLDEN OPPORTUNITY TO OWN A DUPLEX APARTMENT BUILDING in the heart of Waynesburg Borough. ALL UTILITIES ARE SEPARATE FOR BOTH APARTMENTS - Tenants pay ALL utilities with the exception of garbage. Just a short walk from Waynesburg University and downtown shopping, this property boasts an excellent rental history with both units! Each apartment has a spacious living room, dining room, a lovely kitchen, a large bedroom w/ plenty of closet space, an updated full bathroom, the downstairs unit also has hook ups for a washer and dryer; Lovely tin ceiling in downstairs apartment and a built in cupboard in dining room too; Currently the downstairs unit is vacant for showing purposes; Newer

Key facts

• Separate utilities
• Spacious living room
• 4,791 sq ft lot

Tags

• DUPLEX APARTMENT BUILDING
• SEPARATE UTILITIES
• EXCELLENT RENTAL HISTORY
• SPACIOUS LIVING ROOM
• UPDATED FULL BATHROOM
• HOOK UPS FOR WASHER AND DRYER

Property features AI

Finance

• Financial info: Unit rents: one unit at $600/month, one unit at $700/month

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-family property with 2 units
• Construction: Vinyl siding; Composition roof
• Exterior features: Lot approximately 0.11 acres (55 x 90); Zoned R-2

Interior

• Bedrooms: Two 1-bedroom units (each unit has 1 bedroom)
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $115k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive. Per door: $432/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#885 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Central Greene SD (town): math 24% / reading 40% proficiency, ranked #434 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($794 loan paydown + $3k appreciation (2.2% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.83% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.23%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

No comps found within radius.

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 S West St	0.11mi	3/3.0 (-1)	—	8mo	$60,000	—	67
160 E High St	0.31mi	4/3.0	—	16mo	$115,000	—	56
708 E High St	0.67mi	5/4.0 (+1)	—	15mo	$150,000	—	38
620 N Richhill St	0.53mi	3/2.0 (-1)	—	17mo	$81,500	—	36

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

Projected returns pro-forma

2.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.99×
• Total profit: $64,152
• Equity at exit: $46,600

10-year hold

• IRR: 37.6%
• Equity multiple: 5.89×
• Total profit: $157,419
• Equity at exit: $68,102

Cash invested: $32,172 (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 15370

• Home prices YoY: 1.3%
• Active inventory: 41
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $864

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,098
Total (2 units)			$2,099

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $114,900 Active 15 DOM
2. 2026-06-18
   days on market $114,900 Active 14 DOM
3. 2026-06-17
   days on market $114,900 Active 13 DOM
4. 2026-06-16
   days on market $114,900 Active 12 DOM
5. 2026-06-15
   days on market $114,900 Active 11 DOM
6. 2026-06-14
   days on market $114,900 Active 9 DOM
7. 2026-06-13
   days on market $114,900 Active 8 DOM
8. 2026-06-10
   days on market $114,900 Active 6 DOM
9. 2026-06-09
   days on market $114,900 Active 5 DOM
10. 2026-06-08
    days on market $114,900 Active 4 DOM
11. 2026-06-07
    days on market $114,900 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $114,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,188
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$3,343
• Taxable income: $9,081
• Est. tax owed @ 24.0%: −$2,179
• After-tax cash flow: $8,190/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 · 13 photos

Average 55/100 Moderate rehab

This two-unit apartment building is in average condition and could benefit from moderate renovations to improve its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are dated and may need updating to appeal to modern buyers.
• Minor Kitchen floor — The patterned floor in the kitchen may need to be replaced or updated.
• Major Water heater — The water heater is old and may need to be replaced to ensure the home's systems are up to date.

Value-add opportunities

• Resale Update kitchen cabinets and flooring — Updating the kitchen will make the home more appealing to potential buyers and increase its resale value.
• Rental Paint exterior siding — Painting the exterior siding will improve the curb appeal and potentially increase rental income.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are dated and may need updating to appeal to modern buyers.	Minor	$500–3,000
Kitchen floor · The patterned floor in the kitchen may need to be replaced or updated.	Minor	$500–3,000
Water heater · The water heater is old and may need to be replaced to ensure the home's systems are up to date.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale Update kitchen cabinets and flooring — Updating the kitchen will make the home more appealing to potential buyers and increase its resale value. ↑
• Rental Paint exterior siding — Painting the exterior siding will improve the curb appeal and potentially increase rental income. ↑

ⓘ 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: Central Greene SD
• NCES district ID: 4205430
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $48,139
• Composite: 27.62/100
• National rank: #6926
• State rank: #434 of 539 in PA

Livability — Waynesburg

• Score: 68/100
• State rank: #885
• US rank: #9431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesburg, PA
• Population (ZIP): 13,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.20%
• Current HPI: 175.8258
• 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 event — show timeline

• 2026-06-04 Listed $114,900 West Penn MLS