539 Green St · Brownsville, PA 15417

$60,000

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 17 Days on market

Built 1900 3,484 sqft lot Est $118k · 49% 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

Welcome to Brownsville and come inside this 1900 2 story home. As you enter the foyer you will see a staircase leading upstairs to the 4 bedrooms and 1 full bathroom. Off the living room is the dining room with double doors leading out the back porch. The kitchen is ready for you to make it your own. This home will need some TLC. It would be great for an investor to flip or to renovate and make it your own.

Key facts

• 3,484 sq ft lot
• Built 1900
• Listed 16 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Gas service for heating
• Home design: 2-story frame home; Composition roof; Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Small lot (0.08 acres)

Interior

• Kitchen: Main-level kitchen 10x15
• Bedrooms: Upper-level bedrooms (three): 14x14, 10x9, 10x8; Additional upper-level room 14x13 (could be a bedroom)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Carpet, hardwood, and tile flooring; Full basement with interior entry; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% 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: amenities F, commute F, employment 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.
• 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: 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 $415 of loan paydown is wiped out by about $999 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $60k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.97% ✓
• Cap rate: 16.58%
• Cash-on-cash: 36.72%
• DSCR: 2.63
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $117,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
552 Pearl St	0.07mi	3/1.0	1,320 (-11%)	3mo	$70,000	$53	75
812 High St	0.32mi	3/2.0	1,536 (+3%)	9mo	$190,000	$124	68
1250 2nd St	0.54mi	3/1.0	1,560 (+5%)	6mo	$10,500	$7	62
1020 Lewis St	0.53mi	3/1.5	1,420 (-5%)	7mo	$150,000	$106	60
382 Pearl St	0.19mi	4/2.5 (+1)	1,534 (+3%)	21mo	$153,000	$100	57
729 Catherine Ave	0.36mi	3/1.0	1,592 (+7%)	20mo	$57,000	$36	55
1117 2nd St	0.47mi	3/1.0	1,662 (+12%)	8mo	$8,000	$5	52
246 Bank St	0.57mi	3/2.0	1,424 (-4%)	13mo	$83,000	$58	51
1320 Water St	0.62mi	3/2.0	1,372 (-8%)	8mo	$20,000	$15	48
911 Greene St	0.39mi	2/1.0 (-1)	1,269 (-15%)	11mo	$150,000	$118	43
1317 Sheridan Ave	0.58mi	2/1.5 (-1)	1,328 (-11%)	13mo	$146,058	$110	37
1509 Water St	0.69mi	3/1.5	1,328 (-11%)	17mo	$105,000	$79	34

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: 34.9%
• Equity multiple: 2.58×
• Total profit: $26,470
• Equity at exit: $12,589

10-year hold

• IRR: 40.1%
• Equity multiple: 5.07×
• Total profit: $68,412
• Equity at exit: $11,665

Cash invested: $16,800 (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 15417

• Home prices YoY: -0.9%
• Active inventory: 44
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $514

Break-even live

Break-even rent $534

Max offer price $60,000

Occupancy floor 52%

Sensitivity live

Price	-10% $548	-5% $531	+0% $514	+5% $497	+10% $480
Rent	-10% $421	-5% $467	+0% $514	+5% $561	+10% $608
Rate	-1.0pp $544	-0.5pp $529	base $514	+0.5pp $499	+1.0pp $483

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $60,000 Active 17 DOM
2. 2026-06-21
   days on market $60,000 Active 16 DOM
3. 2026-06-18
   days on market $60,000 Active 14 DOM
4. 2026-06-17
   days on market $60,000 Active 13 DOM
5. 2026-06-16
   days on market $60,000 Active 12 DOM
6. 2026-06-15
   days on market $60,000 Active 11 DOM
7. 2026-06-13
   days on market $60,000 Active 9 DOM
8. 2026-06-12
   days on market $60,000 Active 8 DOM
9. 2026-06-09
   days on market $60,000 Active 5 DOM
10. 2026-06-08
    days on market $60,000 Active 4 DOM
11. 2026-06-08
    remarks 410-char remark
12. 2026-06-08
    listed $60,000 Active 3 DOM

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $985 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,216
• − Mortgage interest: −$3,361
• − Property taxes: −$985
• − Insurance: −$300
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$1,745
• Taxable income: $5,550
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,838/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

+566.7% since first listed

2 events — show timeline

• 2026-06-04 Listed $60,000 West Penn MLS
• 2006-08-16 Sold (Public Records) $9,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $985 · +0.0% YoY. Source: county tax records.