460 Braznell Concrete Rd · Redstone, PA 15442

$25,000

4 bd · 2.0 ba · 2,324 sqft · SingleFamily public records · 39 Days on market

Built 1900 7,405 sqft lot $11/sqft · 85% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Larger two-story home. Front porch and a detached garage in the rear.

Key facts

• Covered front porch
• Spacious yard
• Large rear patio

Tags

• COVERED FRONT PORCH
• LARGE REAR PATIO
• SPACIOUS YARD
• RENOVATION POTENTIAL

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: 2-story house
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil); Wall/window cooling units
• Interior features: Basement with walk-out access; Resale condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brownsville Area SD (rural): math 17% / reading 34% proficiency, ranked #472 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brownsville Area El Sch (math 16% / reading 37%, grade F, #1,169 of 1,518 statewide, top 77%, 700 students, 100% FRL); Brownsville Area Ms (math 7% / reading 32%, grade F, #444 of 512 statewide, top 87%, 352 students, 100% FRL); Brownsville Area Hs (math 64% / reading 24%, grade F, #196 of 437 statewide, top 47%, 434 students, 77% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $819 of equity ($173 loan paydown + $646 appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $25k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 6.40% ✓
• Cap rate: 58.67%
• Cash-on-cash: 187.07%
• DSCR: 9.32
• GRM: 1.3

CMA / ARV

• ARV (median comp): $164,903
• List price: $25,000
• Delta: -84.84%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.14×
• Total profit: $42,949
• Equity at exit: $10,659

10-year hold

• IRR: —
• Equity multiple: 14.96×
• Total profit: $97,704
• Equity at exit: $15,988

Cash invested: $7,000 (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 15442

• Home prices YoY: 1.8%
• Active inventory: 7
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $631

Break-even live

Break-even rent $802

Max offer price $25,000

Occupancy floor 56%

Sensitivity live

Price	-10% $648	-5% $639	+0% $631	+5% $622	+10% $614
Rent	-10% $504	-5% $568	+0% $631	+5% $694	+10% $757
Rate	-1.0pp $643	-0.5pp $637	base $631	+0.5pp $624	+1.0pp $618

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 E 1st St Grindstone, PA	4.0	1.0	1948	$1,600	$0.82	45d	1	1.33mi

Listing history 28 events

1. 2026-06-21
   days on market $25,000 Active 39 DOM
2. 2026-06-21
   days on market $25,000 Active 38 DOM
3. 2026-06-18
   days on market $25,000 Active 36 DOM
4. 2026-06-17
   days on market $25,000 Active 35 DOM
5. 2026-06-16
   days on market $25,000 Active 34 DOM
6. 2026-06-15
   days on market $25,000 Active 33 DOM
7. 2026-06-13
   days on market $25,000 Active 31 DOM
8. 2026-06-12
   days on market $25,000 Active 30 DOM
9. 2026-06-09
   days on market $25,000 Active 27 DOM
10. 2026-06-08
    days on market $25,000 Active 26 DOM
11. 2026-06-08
    days on market $25,000 Active 25 DOM
12. 2026-06-04
    pricedays on market $25,000 Active 21 DOM
13. 2026-06-02
    days on market $30,000 Active 20 DOM
14. 2026-06-01
    days on market $30,000 Active 19 DOM
15. 2026-05-31
    days on market $30,000 Active 18 DOM
16. 2026-05-13
    listed $35,000 Active 495-char remark
17. 2023-06-07
    soldstatus $5,750 Closed 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

18. 2023-05-04
    status Pending 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

19. 2023-04-06
    status Active 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

20. 2023-04-06
    price $11,500 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

21. 2023-03-01
    status Active 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

22. 2023-02-14
    status Pending 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

23. 2022-11-15
    status Active 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

24. 2022-11-15
    price $14,900 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

25. 2022-11-07
    historical 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

26. 2022-07-19
    listed $26,500 Active 69-char remark

    Show marketing remark (69 chars)

    Larger two-story home. Front porch and a detached garage in the rear.

27. 2013-07-29
    historical

    Show marketing remark (294 chars)

    Get the charm & space of an older home with all the updates of a newer home! Range & microwave as well as new flooring in kitchen, washer & dryer, updated windows, doors & siding, concrete porches, all window treatments included! Nice landscping complete with fish pond!

28. 2012-07-29
    listed $79,900

    Show marketing remark (294 chars)

    Get the charm & space of an older home with all the updates of a newer home! Range & microwave as well as new flooring in kitchen, washer & dryer, updated windows, doors & siding, concrete porches, all window treatments included! Nice landscping complete with fish pond!

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $19,200
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$5,650
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$727
• Taxable income: $7,975
• Est. tax owed @ 24.0%: −$1,914
• After-tax cash flow: $5,656/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: Brownsville Area SD
• NCES district ID: 4204080
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $34,500
• Composite: 20.93/100
• National rank: #8481
• State rank: #472 of 539 in PA

Livability — Redstone

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,521

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 8% Italian 1% Lithuanian 1%
• Foreign-born: 0% · South Korea
• Languages at home: 99% English-only · Other Indo-European 0%

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: ▲ 2.58%
• Current HPI: 143.1025
• 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

-68.7% since first listed

15 events — show timeline

• 2026-06-03 Price Changed $25,000 West Penn MLS
• 2026-05-27 Price Changed $30,000 West Penn MLS
• 2026-05-13 Listed $35,000 West Penn MLS
• 2023-06-07 Sold (MLS) $5,750 West Penn MLS
• 2023-05-04 Pending — West Penn MLS
• 2023-04-06 Relisted — West Penn MLS
• 2023-04-06 Price Changed $11,500 West Penn MLS
• 2023-03-01 Relisted — West Penn MLS
• 2023-02-14 Pending — West Penn MLS
• 2022-11-15 Relisted — West Penn MLS
• 2022-11-15 Price Changed $14,900 West Penn MLS
• 2022-11-07 Delisted — West Penn MLS
• 2022-07-19 Listed $26,500 West Penn MLS
• 2013-07-29 Delisted — West Penn MLS
• 2012-07-29 Listed $79,900 West Penn MLS

Property tax history

+2.6%/yr

Latest (2026): $1,738 · +0.0% YoY. Source: county tax records.