524 W Pike St · Meadowlands, PA 15347

$260,000

6 bd · 3.0 ba · — sqft · MultiFamily · 59 Days on market

Built 1898 Fair condition 6,730 sqft lot Est $371k · 30% under

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Why this score? — see what drove the A- 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 +6.1/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Well maintained triplex offering 3 units plus a 2-car detached garage. Lots of parking in rear. All 3 units are currently rented. Gas and electric are separated-tenant pays. Garage is not currently rented. Great opportunity for investors or owner-occupants looking to offset their mortgage. Don't miss this versatile property.

Key facts

• 6,730 sq ft lot
• Garage
• Built 1898

Property features AI

Finance

• Financial info: Gross income: $33,000; Actual rents reported: $650 (1-bed), $950 (2-bed), $1,150 (3-bed); Vacancy allowance: $1,650 (5.0%); Maintenance expense: $6,794; Utilities expense: $6,012; Insurance expense: $1,000

Exterior

• Parking: Detached garage; Total of 2 parking spaces
• Utilities: Electricity available; Natural gas available; Sewer available; Water available
• Home design: Multifamily property with 3 total units
• Construction: Vinyl siding; Asphalt roof
• Exterior features: 50 x 150 lot; R2 zoning

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Each unit has one full bathroom (three full bathrooms total)
• Interior features: Basement present

🏷️ Possibly a rental listed for sale. The $260,000 price doesn't fit this home's estimated sale value (~$371,120) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $260k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $646/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.9% in Meadowlands — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#1,243 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, employment F.
• Chartiers-Houston SD (suburban): math 40% / reading 68% proficiency, ranked #125 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.3% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.82% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.95%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $371,120
• List price: $260,000
• Delta: -29.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 50 Pike	0.56mi	7/3.0 (+1)	—	11mo	$307,500	—	47

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

Projected returns pro-forma

2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 2.99×
• Total profit: $144,811
• Equity at exit: $106,233

10-year hold

• IRR: 37.3%
• Equity multiple: 5.88×
• Total profit: $355,505
• Equity at exit: $155,857

Cash invested: $72,800 (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 15347

• Home prices YoY: 1.9%
• Active inventory: 6
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $4,728 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$993
• Net cashflow: $1,938

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 54%

Sensitivity live

Price	-10% $2,118	-5% $2,028	+0% $1,938	+5% $1,848	+10% $1,759
Rent	-10% $1,565	-5% $1,752	+0% $1,938	+5% $2,125	+10% $2,312
Rate	-1.0pp $2,069	-0.5pp $2,004	base $1,938	+0.5pp $1,871	+1.0pp $1,802

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,728
Total (3 units)			$4,728

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $260,000 Active 59 DOM
2. 2026-06-18
   days on market $260,000 Active 56 DOM
3. 2026-06-17
   days on market $260,000 Active 55 DOM
4. 2026-06-16
   days on market $260,000 Active 54 DOM
5. 2026-06-15
   days on market $260,000 Active 53 DOM
6. 2026-06-13
   days on market $260,000 Active 51 DOM
7. 2026-06-13
   days on market $260,000 Active 50 DOM
8. 2026-06-09
   days on market $260,000 Active 47 DOM
9. 2026-06-08
   days on market $260,000 Active 46 DOM
10. 2026-06-07
    days on market $260,000 Active 45 DOM
11. 2026-06-05
    days on market $260,000 Active 42 DOM
12. 2026-06-03
    days on market $260,000 Active 41 DOM
13. 2026-06-02
    days on market $260,000 Active 40 DOM
14. 2026-06-01
    days on market $260,000 Active 39 DOM
15. 2026-05-31
    days on market $260,000 Active 38 DOM
16. 2026-04-23
    listed $260,000 Active 326-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $56,736
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,539
• − Management: −$4,539
• − Depreciation: −$7,564
• Taxable income: $20,331
• Est. tax owed @ 24.0%: −$4,879
• After-tax cash flow: $18,380/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 · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires extensive repairs and maintenance to improve its condition and increase its resale or rental value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear and potential leaks.
• Major exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major flooring — The flooring in the visible areas appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible wear and tear and potential water damage.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible rust and potential leaks.

Value-add opportunities

• Both repair roof — Repairing the roof will improve the overall condition of the property and make it more attractive to potential buyers or renters.
• Both repair exterior siding — Repainting or replacing the exterior siding will improve the curb appeal and make the property more attractive to potential buyers or renters.
• Both repair flooring — Replacing the flooring will improve the overall condition of the property and make it more attractive to potential buyers or renters.
• Both repair interior walls — Repairing the interior walls will improve the overall condition of the property and make it more attractive to potential buyers or renters.
• Both repair HVAC system — Repairing the HVAC system will improve the overall condition of the property and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting or replacement.	Major	$15,000–50,000
flooring · The flooring in the visible areas appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible wear and tear and potential water damage.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible rust and potential leaks.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair roof — Repairing the roof will improve the overall condition of the property and make it more attractive to potential buyers or renters. ↑
• Both repair exterior siding — Repainting or replacing the exterior siding will improve the curb appeal and make the property more attractive to potential buyers or renters. ↑
• Both repair flooring — Replacing the flooring will improve the overall condition of the property and make it more attractive to potential buyers or renters. ↑
• Both repair interior walls — Repairing the interior walls will improve the overall condition of the property and make it more attractive to potential buyers or renters. ↑
• Both repair HVAC system — Repairing the HVAC system will improve the overall condition of the property and make it more attractive to potential buyers or renters. ↑

ⓘ 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: Chartiers-Houston SD
• NCES district ID: 4205730
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $56,103
• Composite: 46.57/100
• National rank: #2426
• State rank: #125 of 539 in PA

Livability — Meadowlands

• Score: 63/100
• State rank: #1243
• US rank: #14913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadowlands, PA
• City population: 285
• Population (ZIP): 285

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 7% Iranian 7% Serbian 7%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.26%
• Current HPI: 122.3269
• 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

1 event — show timeline

• 2026-04-23 Listed $260,000 West Penn MLS