154 S Richhill St · Waynesburg, PA 15370

$74,900

3 bd · 1.0 ba · 2,592 sqft · SingleFamily public records · 93 Days on market

Built 1900 9,901 sqft lot $29/sqft · 51% below area ↓ 20% 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 +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * Great opportunity * * 2 story on corner lot in Waynesburg Borough with 3 car detached garage. Large open kitchen with lots of cabinetry and Formal dining room on main level. This amazing home has a main level master bedroom, full bath, and laundry room. Another full bath on second floor with five additional rooms, must see!

Key facts

• 9,901 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#885 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Central Greene SD (town): math 24% / reading 40% proficiency, ranked #434 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($518 loan paydown + $2k appreciation (2.2% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.97% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.01%
• DSCR: 2.38
• GRM: 4.2

CMA / ARV

• ARV (median comp): $154,000
• List price: $74,900
• Delta: -51.36%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 W Lincoln St	0.06mi	2/2.0 (-1)	2,275 (-12%)	14mo	$178,250	$78	56
317 Park Ave	0.22mi	4/2.0 (+1)	2,340 (-10%)	15mo	$137,500	$59	52
665 Hillcrest Ave	0.69mi	3/2.0	2,212 (-15%)	6mo	$279,000	$126	34

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

Projected returns pro-forma

2.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.93×
• Total profit: $40,523
• Equity at exit: $30,377

10-year hold

• IRR: 36.5%
• Equity multiple: 5.77×
• Total profit: $100,008
• Equity at exit: $44,394

Cash invested: $20,972 (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 15370

• Home prices YoY: 1.3%
• Active inventory: 41
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $542

Break-even live

Break-even rent $790

Max offer price $74,900

Occupancy floor 58%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $74,900 Active 93 DOM
2. 2026-06-18
   days on market $74,900 Active 92 DOM
3. 2026-06-17
   days on market $74,900 Active 91 DOM
4. 2026-06-16
   days on market $74,900 Active 90 DOM
5. 2026-06-15
   days on market $74,900 Active 89 DOM
6. 2026-06-14
   days on market $74,900 Active 87 DOM
7. 2026-06-13
   days on market $74,900 Active 86 DOM
8. 2026-06-10
   days on market $74,900 Active 84 DOM
9. 2026-06-09
   days on market $74,900 Active 83 DOM
10. 2026-06-08
    days on market $74,900 Active 82 DOM
11. 2026-06-07
    days on market $74,900 Active 81 DOM
12. 2026-06-05
    days on market $74,900 Active 78 DOM
13. 2026-06-03
    days on market $74,900 Active 77 DOM
14. 2026-06-03
    price $74,900 Active 76 DOM
15. 2026-06-02
    days on market $79,900 Active 76 DOM
16. 2026-06-01
    days on market $79,900 Active 75 DOM
17. 2026-05-31
    days on market $79,900 Active 74 DOM
18. 2026-05-30
    days on market $79,900 Active 73 DOM
19. 2026-03-18
    listed $79,900 Active 333-char remark

    Show marketing remark (333 chars)

    * * Great opportunity * * 2 story on corner lot in Waynesburg Borough with 3 car detached garage. Large open kitchen with lots of cabinetry and Formal dining room on main level. This amazing home has a main level master bedroom, full bath, and laundry room. Another full bath on second floor with five additional rooms, must see!

20. 2026-03-16
    historical Expired 802-char remark

    Show marketing remark (802 chars)

    Spacious 2-story home situated on a corner lot in Waynesburg Borough, just minutes from local shops, restaurants, and amenities. This property features a newer metal roof and offers the option for convenient one-level living with a main-floor bedroom, full bath, and laundry room. The second floor adds flexibility with another full bath and five additional rooms—perfect for extra bedrooms, home offices, or storage. Outside, a detached 3-car garage provides ample space for vehicles, equipment, or hobby items, and also presents an excellent opportunity for rental income. With its versatile layout, this home offers endless possibilities. Live comfortably on the main level and transform the upper floor into an income-producing apartment, or use the spacious layout to fit your growing needs.

21. 2026-02-26
    price $88,500 802-char remark

    Show marketing remark (802 chars)

    Spacious 2-story home situated on a corner lot in Waynesburg Borough, just minutes from local shops, restaurants, and amenities. This property features a newer metal roof and offers the option for convenient one-level living with a main-floor bedroom, full bath, and laundry room. The second floor adds flexibility with another full bath and five additional rooms—perfect for extra bedrooms, home offices, or storage. Outside, a detached 3-car garage provides ample space for vehicles, equipment, or hobby items, and also presents an excellent opportunity for rental income. With its versatile layout, this home offers endless possibilities. Live comfortably on the main level and transform the upper floor into an income-producing apartment, or use the spacious layout to fit your growing needs.

22. 2026-01-09
    price $93,000 802-char remark

    Show marketing remark (802 chars)

    Spacious 2-story home situated on a corner lot in Waynesburg Borough, just minutes from local shops, restaurants, and amenities. This property features a newer metal roof and offers the option for convenient one-level living with a main-floor bedroom, full bath, and laundry room. The second floor adds flexibility with another full bath and five additional rooms—perfect for extra bedrooms, home offices, or storage. Outside, a detached 3-car garage provides ample space for vehicles, equipment, or hobby items, and also presents an excellent opportunity for rental income. With its versatile layout, this home offers endless possibilities. Live comfortably on the main level and transform the upper floor into an income-producing apartment, or use the spacious layout to fit your growing needs.

23. 2025-12-03
    listed $100,000 Active 802-char remark

    Show marketing remark (802 chars)

    Spacious 2-story home situated on a corner lot in Waynesburg Borough, just minutes from local shops, restaurants, and amenities. This property features a newer metal roof and offers the option for convenient one-level living with a main-floor bedroom, full bath, and laundry room. The second floor adds flexibility with another full bath and five additional rooms—perfect for extra bedrooms, home offices, or storage. Outside, a detached 3-car garage provides ample space for vehicles, equipment, or hobby items, and also presents an excellent opportunity for rental income. With its versatile layout, this home offers endless possibilities. Live comfortably on the main level and transform the upper floor into an income-producing apartment, or use the spacious layout to fit your growing needs.

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,716
• − Mortgage interest: −$4,196
• − Property taxes: −$2,405
• − Insurance: −$374
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$2,179
• Taxable income: $5,728
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $5,128/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: Central Greene SD
• NCES district ID: 4205430
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $48,139
• Composite: 27.62/100
• National rank: #6926
• State rank: #434 of 539 in PA

Livability — Waynesburg

• Score: 68/100
• State rank: #885
• US rank: #9431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesburg, PA
• Population (ZIP): 13,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.20%
• Current HPI: 175.8258
• 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

-20.1% since first listed

5 events — show timeline

• 2026-03-18 Listed $79,900 West Penn MLS
• 2026-03-16 Delisted — West Penn MLS
• 2026-02-26 Price Changed $88,500 West Penn MLS
• 2026-01-09 Price Changed $93,000 West Penn MLS
• 2025-12-03 Listed $100,000 West Penn MLS

Property tax history

+1.6%/yr

Latest (2025): $2,405 · +2.1% YoY. Source: county tax records.