420 Brown St · Everson, PA 15631

$34,900

4 bd · 2.0 ba · 1,932 sqft · MultiFamily public records · 53 Days on market

Built 1900 6,333 sqft lot $18/sqft · 72% below area ↓ 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Multi Unit Investment Opportunity! Heating system appears to be in good condition. Some electric and drywall roughed in. New Roof. Schedule a showing anytime.

Key facts

• New roof
• 6,333 sq ft lot
• Built 1900

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $35k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#676 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• 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: 5 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 $210 of equity ($241 loan paydown + $-31 appreciation (-0.1% 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 (-0.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 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: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.32% ✓
• Cap rate: 27.01%
• Cash-on-cash: 73.97%
• DSCR: 4.29
• GRM: 2.5

CMA / ARV

• ARV (median comp): $125,698
• List price: $34,900
• Delta: -72.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.1%
• Equity multiple: 4.81×
• Total profit: $37,264
• Equity at exit: $9,982

10-year hold

• IRR: 77.8%
• Equity multiple: 9.85×
• Total profit: $86,521
• Equity at exit: $11,878

Cash invested: $9,772 (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 15631

• Home prices YoY: -0.1%
• Active inventory: 5
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $602

Break-even live

Break-even rent $397

Max offer price $34,900

Occupancy floor 43%

Sensitivity live

Price	-10% $622	-5% $612	+0% $602	+5% $593	+10% $583
Rent	-10% $511	-5% $557	+0% $602	+5% $648	+10% $694
Rate	-1.0pp $620	-0.5pp $611	base $602	+0.5pp $593	+1.0pp $584

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   status Pending 158-char remark

   Show marketing remark (158 chars)

   Multi Unit Investment Opportunity! Heating system appears to be in good condition. Some electric and drywall roughed in. New Roof. Schedule a showing anytime.

2. 2026-03-12
   listed $34,900 Active 158-char remark

   Show marketing remark (158 chars)

   Multi Unit Investment Opportunity! Heating system appears to be in good condition. Some electric and drywall roughed in. New Roof. Schedule a showing anytime.

3. 2026-03-04
   status Active 158-char remark

   Show marketing remark (158 chars)

   Multi Unit Investment Opportunity! Heating system appears to be in good condition. Some electric and drywall roughed in. New Roof. Schedule a showing anytime.

4. 2025-10-01
   historical Contingent 158-char remark

   Show marketing remark (158 chars)

   Multi Unit Investment Opportunity! Heating system appears to be in good condition. Some electric and drywall roughed in. New Roof. Schedule a showing anytime.

5. 2025-08-05
   price $29,900 158-char remark

   Show marketing remark (158 chars)

   Multi Unit Investment Opportunity! Heating system appears to be in good condition. Some electric and drywall roughed in. New Roof. Schedule a showing anytime.

6. 2025-05-27
   price $37,500 158-char remark

   Show marketing remark (158 chars)

   Multi Unit Investment Opportunity! Heating system appears to be in good condition. Some electric and drywall roughed in. New Roof. Schedule a showing anytime.

7. 2024-12-05
   listed $39,900 Active 158-char remark

   Show marketing remark (158 chars)

   Multi Unit Investment Opportunity! Heating system appears to be in good condition. Some electric and drywall roughed in. New Roof. Schedule a showing anytime.

8. 2019-09-27
   soldstatus $42,500

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 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: $13,915
• − Mortgage interest: −$1,955
• − Property taxes: −$1,394
• − Insurance: −$174
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,015
• Taxable income: $7,150
• Est. tax owed @ 24.0%: −$1,716
• After-tax cash flow: $5,512/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: 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 — Everson

• Score: 71/100
• State rank: #676
• US rank: #6592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everson, PA
• City population: 656
• Population (ZIP): 656

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 (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 2%
• Common ancestry: Romanian 14% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▼ -0.09%
• Current HPI: 164.6774
• 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

-17.9% since first listed

8 events — show timeline

• 2026-05-04 Pending — West Penn MLS
• 2026-03-12 Listed $34,900 West Penn MLS
• 2026-03-04 Relisted — West Penn MLS
• 2025-10-01 Contingent — West Penn MLS
• 2025-08-05 Price Changed $29,900 West Penn MLS
• 2025-05-27 Price Changed $37,500 West Penn MLS
• 2024-12-05 Listed $39,900 West Penn MLS
• 2019-09-27 Sold (Public Records) $42,500 Public Records

Property tax history

+3.0%/yr

Latest (2026): $1,394 · +2.3% YoY. Source: county tax records.