The Highland Plan · Penn, PA 15675

$79,999

3 bd · 2.0 ba · 1,013 sqft · SingleFamily · 121 Days on market

Excellent condition

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Why this score? — see what drove the C- 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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• Condition / age +5.0/5.0
• Appreciation +4.7/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

More space. More comfort. This brand-new 1,013 square foot, 3-bedroom, 2-bath home offers the room you need without the price tag you'd expect. Perfect for couples, small families, or anyone ready to start owning. The Highland delivers a thoughtful single-wide layout with generous living space, two full bathrooms, and bedrooms designed for real life - not just floor plan brochures. The open kitchen flows into the living area, making everyday living feel easy and connected. Kitchen features include stainless steel appliances (18 cu. ft. refrigerator, 30" electric range, vented hood), a counter-height island, LED lighting, and durable laminate countertops with modern cabinetry.

Key facts

• Led lighting
• Modern cabinetry
• Open kitchen

Tags

• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• COUNTER-HEIGHT ISLAND
• LED LIGHTING
• DURABLE LAMINATE COUNTERTOPS
• MODERN CABINETRY

🏗️ New construction. The $79,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $142,976.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-9 ($-114/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.5% in Penn — 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 56/100 on livability (#1,637 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Penn-Trafford SD (suburban): math 60% / reading 78% proficiency, ranked #27 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Penn Trafford Hs (math 89%, 1,263 students, 19% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 15 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $169 of equity ($989 loan paydown + $-820 appreciation (-0.6% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $142,976
• List price: $79,999
• Delta: -44.05%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Martha Ave	1.44mi	3/2.0	1,000 (-1%)	1mo	$255,000	$255	62
30 Marilou Dr	1.49mi	3/1.5	988 (-2%)	2mo	$200,000	$202	57
247 Colleen Ln	1.30mi	3/2.0	980 (-3%)	6mo	$34,900	$36	55
111 Dancer Ln	1.18mi	2/2.0 (-1)	980 (-3%)	4mo	$25,000	$26	52
707 Clark Ave	1.21mi	3/2.0	1,092 (+8%)	3mo	$170,000	$156	50
303 Mount Manor Rd	1.09mi	3/2.0	920 (-9%)	6mo	$161,000	$175	45
923 Scott Ave	1.02mi	2/2.0 (-1)	936 (-8%)	4mo	$134,900	$144	44
807 Western Ave	1.16mi	3/1.5	1,156 (+14%)	4mo	$169,900	$147	36
719 Julia St	1.45mi	2/2.0 (-1)	936 (-8%)	15mo	$103,862	$111	34
214 S 7th St	1.16mi	2/1.0 (-1)	900 (-11%)	5mo	$65,000	$72	33
113 S 13th St	0.78mi	2/1.0 (-1)	900 (-11%)	8mo	$85,000	$94	31
113 1/2 13th St	0.78mi	2/1.0 (-1)	870 (-14%)	3mo	$66,800	$77	30

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

Projected returns pro-forma

-0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.79×
• Total profit: $-8,578
• Equity at exit: $37,462

10-year hold

• IRR: 1.6%
• Equity multiple: 1.16×
• Total profit: $6,390
• Equity at exit: $41,911

Cash invested: $40,033 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $79,999 ($84/sqft)
• Median days on market: 121 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +69.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15675

• Home prices YoY: -0.2%
• Active inventory: 15
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-9

Break-even live

Break-even rent $1,251

Max offer price $141,603

Occupancy floor 96%

Sensitivity live

Price	-10% $89	-5% $40	+0% $-9	+5% $-59	+10% $-108
Rent	-10% $-107	-5% $-58	+0% $-9	+5% $39	+10% $88
Rate	-1.0pp $63	-0.5pp $27	base $-9	+0.5pp $-47	+1.0pp $-84

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: $35,744
• Closing costs: $4,289
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 S 7th St Unit A Jeannette, PA	3.0	1.0	900	$1,450	$1.61	15d	1	1.15mi
305 Chestnut St Jeannette, PA	2.0	1.0	1250	$1,265	$1.01	59d	1	1.31mi
36 Gaskill Ave Unit 2 Jeannette, PA	3.0	1.0	1100	$950	$0.86	15d	1	1.48mi

Property features AI

Finance

• Financial info: List price $72,999

Exterior

• Home design: Single-family planModel name: The HighlandAddress: Penn, PA 15675
• Construction: Living area approximately 1013Inventory type: Plan
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan: The Highland

Listing history 50 events

1. 2026-08-08
   days on market $79,999 Active 121 DOM
2. 2026-08-07
   days on market $79,999 Active 120 DOM
3. 2026-08-06
   days on market $79,999 Active 119 DOM
4. 2026-08-05
   days on market $79,999 Active 118 DOM
5. 2026-08-04
   days on market $79,999 Active 117 DOM
6. 2026-08-03
   days on market $79,999 Active 116 DOM
7. 2026-07-31
   days on market $79,999 Active 113 DOM
8. 2026-07-30
   days on market $79,999 Active 112 DOM
9. 2026-07-30
   days on market $79,999 Active 111 DOM
10. 2026-07-28
    pricedays on market $79,999 Active 110 DOM
11. 2026-07-26
    days on market $72,999 Active 108 DOM
12. 2026-07-24
    days on market $72,999 Active 106 DOM
13. 2026-07-23
    days on market $72,999 Active 105 DOM
14. 2026-07-22
    days on market $72,999 Active 104 DOM
15. 2026-07-21
    days on market $72,999 Active 103 DOM
16. 2026-07-20
    days on market $72,999 Active 102 DOM
17. 2026-07-18
    days on market $72,999 Active 100 DOM
18. 2026-07-18
    days on market $72,999 Active 99 DOM
19. 2026-07-16
    days on market $72,999 Active 98 DOM
20. 2026-07-15
    days on market $72,999 Active 97 DOM
21. 2026-07-14
    days on market $72,999 Active 96 DOM
22. 2026-07-13
    days on market $72,999 Active 95 DOM
23. 2026-07-13
    days on market $72,999 Active 94 DOM
24. 2026-07-11
    days on market $72,999 Active 93 DOM
25. 2026-07-10
    days on market $72,999 Active 92 DOM
26. 2026-07-09
    days on market $72,999 Active 91 DOM
27. 2026-07-07
    days on market $72,999 Active 89 DOM
28. 2026-07-06
    days on market $72,999 Active 88 DOM
29. 2026-07-05
    days on market $72,999 Active 87 DOM
30. 2026-07-03
    days on market $72,999 Active 85 DOM
31. 2026-07-02
    days on market $72,999 Active 84 DOM
32. 2026-07-01
    days on market $72,999 Active 83 DOM
33. 2026-06-30
    days on market $72,999 Active 82 DOM
34. 2026-06-29
    days on market $72,999 Active 81 DOM
35. 2026-06-28
    days on market $72,999 Active 80 DOM
36. 2026-06-27
    days on market $72,999 Active 79 DOM
37. 2026-06-27
    days on market $72,999 Active 78 DOM
38. 2026-06-25
    days on market $72,999 Active 76 DOM
39. 2026-06-22
    days on market $72,999 Active 74 DOM
40. 2026-06-21
    days on market $72,999 Active 73 DOM
41. 2026-06-18
    days on market $72,999 Active 70 DOM
42. 2026-06-17
    days on market $72,999 Active 69 DOM
43. 2026-06-16
    days on market $72,999 Active 68 DOM
44. 2026-06-15
    days on market $72,999 Active 67 DOM
45. 2026-06-13
    days on market $72,999 Active 65 DOM
46. 2026-06-09
    days on market $72,999 Active 61 DOM
47. 2026-06-08
    days on market $72,999 Active 60 DOM
48. 2026-06-07
    days on market $72,999 Active 59 DOM
49. 2026-06-05
    days on market $72,999 Active 56 DOM
50. 2026-06-03
    days on market $72,999 Active 55 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,865
• − Mortgage interest: −$8,009
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$4,159
• Taxable loss: −$2,541
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $496/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 · 8 photos

Excellent 100/100 None rehab

This brand-new single-family home is move-in ready with modern amenities and a well-maintained exterior. It offers a great value for its size and location.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase property value and attract buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract buyers/tenants who value eco-friendly features. ↑

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Harrison Park El Sch A PA #89/1,518 Nat'l #2,202/41,679 High Penn Trafford Hs

Schools (NCES district)

• District: Penn-Trafford SD
• NCES district ID: 4218660
• Math proficiency: 60% ▼ -13.00%
• Reading proficiency: 78% ▼ -7.00%
• Median HH income: $68,988
• Composite: 60.28/100
• National rank: #855
• State rank: #27 of 539 in PA

D Composite livability gradescore 56/100

Livability — Penn

• Score: 56/100
• State rank: #1637
• US rank: #22584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westmoreland · 342,555 people
• Metro: Pittsburgh, PA
• Population (ZIP): 1,259
• Household income: $71,970
• Rent vs Own: 16.7% rent · 83.3% own

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Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Romanian 9% Italian 4% Subsaharan African 3%
• Foreign-born: 3%
• Languages at home: 93% English-only · Russian/Polish/Slavic 5% Spanish 2%

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Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.57%
• Current HPI: 299.5257
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Finance

• Financial info: List price $72,999

Exterior

• Home design: Single-family planModel name: The HighlandAddress: Penn, PA 15675
• Construction: Living area approximately 1013Inventory type: Plan
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan: The Highland