202-204 N 3rd St · Youngwood, PA 15697

$164,900

16 bd · 16.0 ba · — sqft · MultiFamily · 30 Days on market

Average condition 4,521 sqft lot ↓ 8% 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
• Schools +4.9/10.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Great investment opportunity in Youngwood! This well-maintained 4-unit property features four 1-bedroom, 1-bathroom apartments, all consistently rented with reliable tenants. The building has a strong rental history and is located in a convenient area close to local shops, restaurants, and major highways. A solid income-producing property that’s easy to manage and ideal for both new and experienced investors alike!

Key facts

• Well maintained
• 4,521 sq ft lot
• 3 parking spots

Tags

• WELL MAINTAINED
• STRONG RENTAL HISTORY
• INCOME PRODUCING PROPERTY

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $165k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $395/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,463 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Hempfield Area SD (suburban): math 50% / reading 64% proficiency, ranked #90 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($162k) 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.

Recommended offer $162,426 (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. 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: 2.09% ✓
• Cap rate: 17.78%
• Cash-on-cash: 41.01%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 37.5%
• Equity multiple: 2.60×
• Total profit: $73,836
• Equity at exit: $24,587

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $193,921
• Equity at exit: $14,258

Cash invested: $46,172 (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 15697

• Home prices YoY: -17.3%
• Active inventory: 28
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $3,440 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $1,578

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,692	-5% $1,635	+0% $1,578	+5% $1,521	+10% $1,464
Rent	-10% $1,306	-5% $1,442	+0% $1,578	+5% $1,714	+10% $1,850
Rate	-1.0pp $1,661	-0.5pp $1,620	base $1,578	+0.5pp $1,535	+1.0pp $1,492

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,440
Total (4 units)			$3,440

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $164,900 Active 30 DOM
2. 2026-06-17
   days on market $164,900 Active 29 DOM
3. 2026-06-16
   days on market $164,900 Active 28 DOM
4. 2026-06-15
   days on market $164,900 Active 27 DOM
5. 2026-06-13
   days on market $164,900 Active 25 DOM
6. 2026-06-13
   days on market $164,900 Active 24 DOM
7. 2026-06-09
   days on market $164,900 Active 21 DOM
8. 2026-06-08
   days on market $164,900 Active 20 DOM
9. 2026-06-08
   days on market $164,900 Active 19 DOM
10. 2026-06-03
    days on market $164,900 Active 15 DOM
11. 2026-06-02
    days on market $164,900 Active 14 DOM
12. 2026-06-01
    days on market $164,900 Active 13 DOM
13. 2026-05-31
    days on market $164,900 Active 12 DOM
14. 2026-05-19
    historical Expired 424-char remark

    Show marketing remark (424 chars)

    Great investment opportunity in Youngwood! This well-maintained 4-unit property features four 1-bedroom, 1-bathroom apartments, all consistently rented with reliable tenants. The building has a strong rental history and is located in a convenient area close to local shops, restaurants, and major highways. A solid income-producing property that’s easy to manage and ideal for both new and experienced investors alike!

15. 2026-05-19
    listed $164,900 Active 424-char remark

    Show marketing remark (424 chars)

    Great investment opportunity in Youngwood! This well-maintained 4-unit property features four 1-bedroom, 1-bathroom apartments, all consistently rented with reliable tenants. The building has a strong rental history and is located in a convenient area close to local shops, restaurants, and major highways. A solid income-producing property that’s easy to manage and ideal for both new and experienced investors alike!

16. 2026-02-09
    price $174,900 424-char remark

    Show marketing remark (424 chars)

    Great investment opportunity in Youngwood! This well-maintained 4-unit property features four 1-bedroom, 1-bathroom apartments, all consistently rented with reliable tenants. The building has a strong rental history and is located in a convenient area close to local shops, restaurants, and major highways. A solid income-producing property that’s easy to manage and ideal for both new and experienced investors alike!

17. 2025-10-10
    listed $179,900 Active 424-char remark

    Show marketing remark (424 chars)

    Great investment opportunity in Youngwood! This well-maintained 4-unit property features four 1-bedroom, 1-bathroom apartments, all consistently rented with reliable tenants. The building has a strong rental history and is located in a convenient area close to local shops, restaurants, and major highways. A solid income-producing property that’s easy to manage and ideal for both new and experienced investors alike!

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 20 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: $41,280
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$3,302
• − Management: −$3,302
• − Depreciation: −$4,797
• Taxable income: $17,343
• Est. tax owed @ 24.0%: −$4,162
• After-tax cash flow: $14,774/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 · 12 photos

Average 55/100 Moderate rehab

This 4-unit property requires moderate renovations to update the kitchens and bathrooms, and improve the landscaping. It has a strong rental history and is located in a convenient area, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — basic and in need of replacement

Value-add opportunities

• Both update kitchen — modern kitchen will attract more buyers and renters
• Both update bathrooms — modern bathrooms will attract more buyers and renters
• Both landscaping — improved landscaping will increase curb appeal and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen — modern kitchen will attract more buyers and renters ↑
• Both update bathrooms — modern bathrooms will attract more buyers and renters ↑
• Both landscaping — improved landscaping will increase curb appeal and attract more buyers ↑

ⓘ 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: Hempfield Area SD
• NCES district ID: 4211760
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $54,928
• Composite: 49.01/100
• National rank: #2066
• State rank: #90 of 539 in PA

Livability — Youngwood

• Score: 60/100
• State rank: #1463
• US rank: #18873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Youngwood, PA
• City population: 2,906
• Population (ZIP): 2,906

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 (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Romanian 11% Iranian 4% Italian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1%

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: ▼ -31.15%
• Current HPI: 149.3045
• 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

-8.3% since first listed

4 events — show timeline

• 2026-05-19 Listed $164,900 West Penn MLS
• 2026-05-19 Delisted — West Penn MLS
• 2026-02-09 Price Changed $174,900 West Penn MLS
• 2025-10-10 Listed $179,900 West Penn MLS