BUT it's dam near impossible to get a start around here with such high purchase prices.

., Home Builders, Handymen, and Real Estate Investors, for instance.Our new Greater Pittsburgh area franchise will initially service Allegheny County, and within the next few months, will also service portions of the counties of Beaver, Butler, Armstrong, and Westmoreland. 

Beaver county looks good in that case.

Anyways, here is my deal:General/Purchase:Address: 48 Beaver St, Worcester MA 01603Units: 3Bed / Bath: 9 / 3List Price: $265,000Closing Costs: $2,500Repairs: $5,000After Repair Value: $271,000Initial Cash Investment: 34,000 (10% down)Monthly Figures:Income:Rent: $3,129 (Listed on Redfin)Expenses:Mortgage: $1,173.28 (30 year, 4.25%)Electric: $58.33 (Redfin listed annual cost + $100 buffer)Water: $60.42 (Redfin listed annual cost + $100 buffer)Sewer: $72.92 (Redfin listed annual cost + $100 buffer)Garbage: $75Insurance: $158.33 (Redfin listed annual cost + $100 buffer)Taxes: $274.08 (Redfin listed annual cost + $100 buffer)Other (Redfin listed annual cost + $100 buffer): $100Vacancy: $187.74 (6% of rent)Repairs: $250.32 (8% of rent)CapEx: $250.32 (8% of rent)Property Management: $312.90 (10% of rent)Total Expenses: $2,973.64Monthly Cash Flow:Income – Expenses = $155.36Future Assumptions:Annual Income Growth: 1.5%Annual Property Value Growth: 1.25%Annual Expenses Growth: 1.5% Description YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 Annual Income $ 37,548.00 $ 38,111.22 $ 38,682.89 $ 39,263.13 $ 39,852.08 Annual Expenses $ 35,683.68 $ 36,007.75 $ 36,336.67 $ 36,670.53 $ 37,009.40 --Operating Expenses $ 21,604.36 $ 21,928.43 $ 22,257.35 $ 22,591.21 $ 22,930.08 --Mortgage Payment $ 14,079.32 $ 14,079.32 $ 14,079.32 $ 14,079.32 $ 14,079.32 Annual Cash Flow $ 1,864.32 $ 2,103.47 $ 2,346.22 $ 2,592.60 $ 2,842.68 Cash on Cash ROI 5.48% 6.19% 6.90% 7.63% 8.36% Net Operating Income $ 15,943.64 $ 16,182.79 $ 16,425.54 $ 16,671.92 $ 16,922.00 Cap Rate 6.02% 6.11% 6.20% 6.29% 6.39% Property Value $ 274,387.50 $ 277,817.34 $ 281,290.06 $ 284,806.19 $ 288,366.26 Total Cash Flow $ 1,864.32 $ 3,967.80 $ 6,314.01 $ 8,906.61 $ 11,749.29 Beginning Loan Balance $ 238,500.00 $ 234,556.93 $ 230,446.28 $ 226,160.93 $ 221,693.45 Ending Loan Balance $ 234,556.93 $ 230,446.28 $ 226,160.93 $ 221,693.45 $ 217,036.10 Equity $ 39,830.57 $ 43,427.99 $ 47,075.41 $ 50,773.67 $ 54,523.61 Total Profit if Sold $ (6,024.49) $ 3,447.99 $ 13,378.64 $ 23,779.04 $ 34,661.14 Annual ROI if Sold -17.72% 4.95% 11.70% 14.18% 15.09%Key Figures:Monthly CF: $155.36Annual CF: $1,864.321st Year Cash on Cash Return: 5.48%Annual ROI if sold after 5 years: 15.09%Adjusted Key Figures:If 20% down instead of 10% …Monthly CF: $285.72Annual CF: $3,428.691st Year Cash on Cash Return: 5.67%Annual ROI if sold after 5 years: 10.70%If $240,000 is the purchase price instead of $265,000 (ARV = $246,000)…Monthly CF: $266.05Annual CF: $3,192.561st Year Cash on Cash Return: 10.14%Annual ROI if sold after 5 years: 17.49%If Property Value Growth is 2.5% instead of 1.25%…Monthly CF: $155.36Annual CF: $1,864.321st Year Cash on Cash Return: 5.48%Annual ROI if sold after 5 years: 20.39%If Property Value Growth is 0.0% instead of 1.25%…Monthly CF: $155.36Annual CF: $1,864.321st Year Cash on Cash Return: 5.48%Annual ROI if sold after 5 years: 8.94%

Both of the roads are at higher elevations and act as a dam around the 2 sides of the property.

“You buying a mansion…”, “You buying a mini-mansion…”, “Dam, you buying a big a$$ house…”.

I would also consider Watertown, Beaver Dam, Johnson Creek. 

I am seeking partners/private lenders for fix and flip and rentals in counties north of Pittsburgh (Beaver County and surrounding.) 

I do soil studies and provide foundation recommendations as well as any other pertinant earth design requirements for a site (retaining walls, dams, pavement, etc).

Walter Dam: White Haven Area Restaurants and Bars:Barley Creek Brewing co: Two locations Tap room @Tannersville outlets and main location featuring outside beer garden with pickle ball, fire pits and more!