5491 Rt.982 · Derry, PA 15627

$185,000

4 bd · 4.0 ba · — sqft · MultiFamily · 8 Days on market

Built 1900 Good condition 0.34 ac lot

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• 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

TAKE A TOUR OF THIS COMPLETELY RENOVATED, ALL NEW MULTI UNIT DUPLEX, BOTH UNITS CONSIST OF TWO BEDROOMS, ONE AND A HALF BATHROOMS, NEW KITCHEN CABINETS AND COUNTERTOPS, ALL NEW VINYL PLANK FLOORING ON THE 1ST FLOOR, NEW CARPETING ON THE 2ND FLOOR, ALL BATHROOMS ARE COMPLETELY UPDATED, NEW SIDING, WINDOWS, DOORS AND MORE, LAUNDRY HOOK UPS ARE LOCATED IN THE BASEMENT. BOTH UNITS HAVE ALL SEPARATE UTILITIES, THIS IS A GREAT INVESTMENT PROPERTY. GREAT LOCATION WITH EASY ACCESS TO MAJOR HIGHWAYS, RESTAURANTS, AND SHOPPING. ALL LISTING INFO DEEMED RELIABLE, BUT NOT GUARANTEED.

Key facts

• New carpeting
• New kitchen cabinets
• Completely renovated

Tags

• COMPLETELY RENOVATED
• NEW KITCHEN CABINETS
• NEW COUNTERTOPS
• NEW VINYL PLANK FLOORING
• NEW CARPETING
• ALL BATHROOMS UPDATED

Property features AI

Finance

• Financial info: Gross annual rental income reported as $22,800; Insurance expense reported as $1,200; Each unit reported current rent of $950

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multifamily property with 2 total units
• Construction: Vinyl siding; Metal roof
• Exterior features: Residential zoning; Lot approximately 0.3418 acres

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom and 1 half bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive. Per door: $124/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.9% vs local median 3.5% in Derry — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#952 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Derry Area SD (rural): math 41% / reading 62% proficiency, ranked #169 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-9 appreciation (-0.0% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $185,000

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. 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?
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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.20×
• Total profit: $10,359
• Equity at exit: $53,676

10-year hold

• IRR: 9.5%
• Equity multiple: 2.04×
• Total profit: $53,685
• Equity at exit: $64,487

Cash invested: $51,800 (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 15627

• Home prices YoY: -0.0%
• Active inventory: 29
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $248

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $376	-5% $312	+0% $248	+5% $184	+10% $120
Rent	-10% $95	-5% $171	+0% $248	+5% $324	+10% $400
Rate	-1.0pp $341	-0.5pp $295	base $248	+0.5pp $200	+1.0pp $151

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$1,932
Total (2 units)			$1,932

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 E 1st Ave Unit 203 Derry, PA	3.0	2.0	1300	$1,100	$0.85	13d	1	0.87mi
122 Shirley Way Bradenville, PA	3.0	2.0	1056	$1,272	$1.21	2d	1	1.04mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $185,000 Pending 8 DOM
2. 2026-06-09
   days on market $185,000 Active 7 DOM
3. 2026-06-08
   days on market $185,000 Active 6 DOM
4. 2026-06-07
   days on market $185,000 Active 5 DOM
5. 2026-06-02
   remarks 577-char remark
6. 2026-06-02
   listed $185,000 Active 1 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 3/10 Moderate 7 d/yr ≥94°F today · 18 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: $23,184
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$5,382
• Taxable income: $30
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,966/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 · 6 photos

Good 75/100 Cosmetic rehab

This completely renovated multi-family property is in good condition with fresh exterior paint and maintained landscaping, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental appeal ↑

ⓘ 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: Derry Area SD
• NCES district ID: 4207560
• Math proficiency: 41% ▼ -13.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $44,439
• Composite: 43.42/100
• National rank: #3012
• State rank: #169 of 539 in PA

Livability — Derry

• Score: 67/100
• State rank: #952
• US rank: #10435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,956

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 (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Romanian 9% Lithuanian 4% Iranian 2%
• Foreign-born: 0%

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: ▬ -0.00%
• Current HPI: 148.4197
• 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

• 2026-06-02 Listed $185,000 West Penn MLS