244-246 Brown St · Everson, PA 15631

$140,000

6 bd · None ba · — sqft · MultiFamily · 15 Days on market

Built 1930 Fair condition 3,541 sqft lot Est $148k · 5% under ↓ 15% since listing

---

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 +9.9/15.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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 brick triplex multi-unit property offering approximately 2,900 sq ft of living space with 6 bedrooms and 3.5 bathrooms. This property presents an excellent opportunity for investors or owner-occupants looking to add value. The building features a solid brick exterior, a roof approximately 10 years old, and a flexible layout with multiple entry points—ideal for multi-unit use or a large single-family conversion. The spacious interior offers generous room sizes and high ceilings, providing a strong foundation for renovation and customization. Additional features include rear access with an exterior staircase, basement space for storage or mechanicals, and a fenced yard area. Conveniently located in an established neighborhood with easy access to local amenities.

Key facts

• Brick triplex
• Flexible layout
• Exterior staircase

Tags

• BRICK TRIPLEX
• SOLID BRICK EXTERIOR
• FLEXIBLE LAYOUT
• MULTIPLE ENTRY POINTS
• REAR ACCESS
• EXTERIOR STAIRCASE

Property features AI

Finance

• Financial info: Actual rents reported: one unit at $550; two units at $700 each

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-unit property (3 units)
• Construction: Brick construction; Asphalt roof
• Exterior features: Mixed-use zoning

Interior

• Bedrooms: Three 2-bedroom units
• Interior features: Has basement; Public transportation nearby

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $138k (1.5% 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: 7 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 $846 of equity ($968 loan paydown + $-122 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.80% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.42%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $147,814
• List price: $140,000
• Delta: 1.48%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Painter St	0.06mi	6/3.0	—	4mo	$160,000	—	82
409 & 411 Walnut Ave	0.49mi	6/2.0	—	23mo	$50,000	—	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 2.55×
• Total profit: $60,744
• Equity at exit: $40,041

10-year hold

• IRR: 35.5%
• Equity multiple: 4.95×
• Total profit: $154,951
• Equity at exit: $47,646

Cash invested: $39,200 (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: 7
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $1,026

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,523
Total (3 units)			$2,524

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   days on market $140,000 Active 15 DOM
2. 2026-06-02
   days on market $140,000 Active 14 DOM
3. 2026-06-01
   days on market $140,000 Active 13 DOM
4. 2026-05-31
   days on market $140,000 Active 12 DOM
5. 2026-05-19
   listed $145,000 Active 782-char remark
6. 2026-05-13
   price $145,000

   Show marketing remark (782 chars)

   Large brick triplex multi-unit property offering approximately 2,900 sq ft of living space with 6 bedrooms and 3.5 bathrooms. This property presents an excellent opportunity for investors or owner-occupants looking to add value. The building features a solid brick exterior, a roof approximately 10 years old, and a flexible layout with multiple entry points—ideal for multi-unit use or a large single-family conversion. The spacious interior offers generous room sizes and high ceilings, providing a strong foundation for renovation and customization. Additional features include rear access with an exterior staircase, basement space for storage or mechanicals, and a fenced yard area. Conveniently located in an established neighborhood with easy access to local amenities.

7. 2026-04-22
   price $150,000

   Show marketing remark (782 chars)

   Large brick triplex multi-unit property offering approximately 2,900 sq ft of living space with 6 bedrooms and 3.5 bathrooms. This property presents an excellent opportunity for investors or owner-occupants looking to add value. The building features a solid brick exterior, a roof approximately 10 years old, and a flexible layout with multiple entry points—ideal for multi-unit use or a large single-family conversion. The spacious interior offers generous room sizes and high ceilings, providing a strong foundation for renovation and customization. Additional features include rear access with an exterior staircase, basement space for storage or mechanicals, and a fenced yard area. Conveniently located in an established neighborhood with easy access to local amenities.

8. 2026-04-08
   price $155,000

   Show marketing remark (782 chars)

   Large brick triplex multi-unit property offering approximately 2,900 sq ft of living space with 6 bedrooms and 3.5 bathrooms. This property presents an excellent opportunity for investors or owner-occupants looking to add value. The building features a solid brick exterior, a roof approximately 10 years old, and a flexible layout with multiple entry points—ideal for multi-unit use or a large single-family conversion. The spacious interior offers generous room sizes and high ceilings, providing a strong foundation for renovation and customization. Additional features include rear access with an exterior staircase, basement space for storage or mechanicals, and a fenced yard area. Conveniently located in an established neighborhood with easy access to local amenities.

9. 2026-04-01
   price $160,000

   Show marketing remark (782 chars)

   Large brick triplex multi-unit property offering approximately 2,900 sq ft of living space with 6 bedrooms and 3.5 bathrooms. This property presents an excellent opportunity for investors or owner-occupants looking to add value. The building features a solid brick exterior, a roof approximately 10 years old, and a flexible layout with multiple entry points—ideal for multi-unit use or a large single-family conversion. The spacious interior offers generous room sizes and high ceilings, providing a strong foundation for renovation and customization. Additional features include rear access with an exterior staircase, basement space for storage or mechanicals, and a fenced yard area. Conveniently located in an established neighborhood with easy access to local amenities.

10. 2026-03-19
    listed $165,000 Active

    Show marketing remark (782 chars)

    Large brick triplex multi-unit property offering approximately 2,900 sq ft of living space with 6 bedrooms and 3.5 bathrooms. This property presents an excellent opportunity for investors or owner-occupants looking to add value. The building features a solid brick exterior, a roof approximately 10 years old, and a flexible layout with multiple entry points—ideal for multi-unit use or a large single-family conversion. The spacious interior offers generous room sizes and high ceilings, providing a strong foundation for renovation and customization. Additional features include rear access with an exterior staircase, basement space for storage or mechanicals, and a fenced yard area. Conveniently located in an established neighborhood with easy access to local amenities.

ⓘ 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: $30,288
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$4,073
• Taxable income: $10,727
• Est. tax owed @ 24.0%: −$2,574
• After-tax cash flow: $9,743/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

Fair 45/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance to improve its condition and appearance, which would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and potential leaks
• Major exterior siding — Brick exterior shows significant wear and discoloration
• Major flooring — Hardwood flooring appears worn and uneven
• Major interior walls/paint — Painted walls show signs of wear and discoloration
• Major windows — Windows appear old and may need replacement
• Major landscaping — Landscaping is minimal and appears unkempt

Value-add opportunities

• Both New roof — New roof would improve the overall condition and appearance of the property
• Both Exterior siding and paint — New siding and paint would improve the curb appeal and overall condition
• Both Flooring replacement — New flooring would improve the condition and appearance of the interior
• Both Painting interior walls — Painting interior walls would improve the condition and appearance of the interior
• Both Window replacement — New windows would improve the condition and appearance of the exterior and interior
• Both Landscaping and curb appeal — Landscaping and curb appeal would improve the overall condition and appearance of the property

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and potential leaks	Major	$15,000–50,000
exterior siding · Brick exterior shows significant wear and discoloration	Major	$15,000–50,000
flooring · Hardwood flooring appears worn and uneven	Major	$15,000–50,000
interior walls/paint · Painted walls show signs of wear and discoloration	Major	$15,000–50,000
windows · Windows appear old and may need replacement	Major	$15,000–50,000
landscaping · Landscaping is minimal and appears unkempt	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New roof — New roof would improve the overall condition and appearance of the property ↑
• Both Exterior siding and paint — New siding and paint would improve the curb appeal and overall condition ↑
• Both Flooring replacement — New flooring would improve the condition and appearance of the interior ↑
• Both Painting interior walls — Painting interior walls would improve the condition and appearance of the interior ↑
• Both Window replacement — New windows would improve the condition and appearance of the exterior and interior ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal would improve the overall condition and appearance of the property ↑

ⓘ 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 — 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

-15.2% since first listed

7 events — show timeline

• 2026-05-27 Price Changed $140,000 West Penn MLS
• 2026-05-19 Listed $145,000 West Penn MLS
• 2026-05-13 Price Changed $145,000 West Penn MLS
• 2026-04-22 Price Changed $150,000 West Penn MLS
• 2026-04-08 Price Changed $155,000 West Penn MLS
• 2026-04-01 Price Changed $160,000 West Penn MLS
• 2026-03-19 Listed $165,000 West Penn MLS