421 2nd St · Brownsville, PA 15417

$49,900

2 bd · 1.0 ba · 1,249 sqft · SingleFamily public records · 73 Days on market

Built 1931 3,955 sqft lot $40/sqft · 15% below area Est $69k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Enjoy this private, nicely appointed home with dedicated garage, nicely sized yard and off street parking. This is a rented home that is currently rented for $850/month. This 2bed/1bath roomy home has all new flooring throughout, and will be a wonderful asset for years to come as a rental home or primary residence! This is a quiet, wonderful neighborhood for a family or a great addition to a rental portfolio!

Key facts

• Off street parking
• Nicely sized yard
• Dedicated garage

Tags

• DEDICATED GARAGE
• NICELY SIZED YARD
• OFF STREET PARKING
• NEW FLOORING
• QUIET NEIGHBORHOOD

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$68,984) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#954 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• 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.
• Market conditions: 44 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $345 of loan paydown is wiped out by about $831 of value loss. Plan a longer hold.
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $50k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.10% ✓
• Cap rate: 18.08%
• Cash-on-cash: 42.11%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

• ARV (median comp): $68,984
• List price: $49,900
• Delta: -27.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
552 Pearl St	0.42mi	3/1.0 (+1)	1,320 (+6%)	3mo	$70,000	$53	64
220 Bank St	0.24mi	3/1.0 (+1)	1,162 (-7%)	15mo	$10,000	$9	59
704 Lewis St	0.56mi	3/1.0 (+1)	1,248 (-0%)	15mo	$31,000	$25	56
503 Pearl St	0.34mi	2/1.5	1,100 (-12%)	8mo	$137,000	$125	56
1317 Sheridan Ave	0.56mi	2/1.5	1,328 (+6%)	13mo	$146,058	$110	51
233 Brown St	0.42mi	3/2.0 (+1)	1,100 (-12%)	2mo	$133,000	$121	50
246 Bank St	0.29mi	3/2.0 (+1)	1,424 (+14%)	13mo	$83,000	$58	43
1320 Water St	0.57mi	3/2.0 (+1)	1,372 (+10%)	8mo	$20,000	$15	42
207 Nemacolin St	0.72mi	3/1.0 (+1)	1,360 (+9%)	9mo	$13,000	$10	39
1509 Water St	0.68mi	3/1.5 (+1)	1,328 (+6%)	17mo	$105,000	$79	37

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

Projected returns pro-forma

-1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 2.86×
• Total profit: $26,003
• Equity at exit: $10,470

10-year hold

• IRR: 45.6%
• Equity multiple: 5.69×
• Total profit: $65,486
• Equity at exit: $9,701

Cash invested: $13,972 (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 15417

• Home prices YoY: -0.9%
• Active inventory: 44
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $490

Break-even live

Break-even rent $427

Max offer price $49,900

Occupancy floor 48%

Sensitivity live

Price	-10% $519	-5% $504	+0% $490	+5% $476	+10% $462
Rent	-10% $408	-5% $449	+0% $490	+5% $532	+10% $573
Rate	-1.0pp $515	-0.5pp $503	base $490	+0.5pp $477	+1.0pp $464

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $49,900 Active 73 DOM
2. 2026-06-18
   days on market $49,900 Active 71 DOM
3. 2026-06-17
   days on market $49,900 Active 70 DOM
4. 2026-06-16
   days on market $49,900 Active 69 DOM
5. 2026-06-15
   days on market $49,900 Active 68 DOM
6. 2026-06-13
   days on market $49,900 Active 66 DOM
7. 2026-06-12
   days on market $49,900 Active 65 DOM
8. 2026-06-09
   days on market $49,900 Active 62 DOM
9. 2026-06-08
   days on market $49,900 Active 61 DOM
10. 2026-06-08
    days on market $49,900 Active 60 DOM
11. 2026-06-04
    days on market $49,900 Active 56 DOM
12. 2026-06-02
    days on market $49,900 Active 55 DOM
13. 2026-06-01
    days on market $49,900 Active 54 DOM
14. 2026-05-31
    days on market $49,900 Active 53 DOM
15. 2026-04-08
    listed $49,900 Active 412-char remark

    Show marketing remark (412 chars)

    Enjoy this private, nicely appointed home with dedicated garage, nicely sized yard and off street parking. This is a rented home that is currently rented for $850/month. This 2bed/1bath roomy home has all new flooring throughout, and will be a wonderful asset for years to come as a rental home or primary residence! This is a quiet, wonderful neighborhood for a family or a great addition to a rental portfolio!

16. 2007-01-26
    soldstatus $14,900
17. 1992-01-30
    soldstatus $12,925

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $724 · $60/mo
• Expected delta: +$64/yr (+$5/mo · 9.7%)

ⓘ 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 ≥98°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: $12,574
• − Mortgage interest: −$2,795
• − Property taxes: −$660
• − Insurance: −$250
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,452
• Taxable income: $5,406
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $4,587/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 — Brownsville

• Score: 67/100
• State rank: #954
• US rank: #10467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, PA
• Population (ZIP): 7,709

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% 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: ▼ -1.67%
• Current HPI: 190.8891
• 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

+286.1% since first listed

3 events — show timeline

• 2026-04-08 Listed $49,900 West Penn MLS
• 2007-01-26 Sold (Public Records) $14,900 Public Records
• 1992-01-30 Sold (Public Records) $12,925 Public Records

Property tax history

+3.1%/yr

Latest (2019): $660 · +0.0% YoY. Source: county tax records.