107 Redbud Ln · Cook, PA 15650

$139,900

4 bd · 2.0 ba · 2,346 sqft · Other public records · 213 Days on market

Built 1960 0.88 ac lot $60/sqft · 58% below area

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Why this score? — see what drove the D+ 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

Key facts

• Bi-level home
• Level rear yard
• French doors

Tags

• BI-LEVEL HOME
• EAT-IN KITCHEN
• FRENCH DOORS
• LEVEL REAR YARD
• STONE FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $3 ($31/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ligonier Valley SD (rural): math 28% / reading 57% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.2%/yr); 110 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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 213 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $117k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $334,049
• List price: $139,900
• Delta: -58.12%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.19% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.55×
• Total profit: $-17,614
• Equity at exit: $20,860

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $6,266
• Equity at exit: $12,096

Cash invested: $39,172 (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 15650

• Rents YoY: 6.2%
• Active inventory: 110
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$217 /mo · $2,607/yr
• Insurance: −$58
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $3

Break-even live

Break-even rent $1,436

Max offer price $139,900

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $42	+0% $3	+5% $-37	+10% $-77
Rent	-10% $-111	-5% $-54	+0% $3	+5% $59	+10% $116
Rate	-1.0pp $73	-0.5pp $38	base $3	+0.5pp $-34	+1.0pp $-71

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $139,900 Active 213 DOM
2. 2026-06-17
   days on market $139,900 Active 212 DOM
3. 2026-06-16
   days on market $139,900 Active 211 DOM
4. 2026-06-15
   days on market $139,900 Active 210 DOM
5. 2026-06-13
   days on market $139,900 Active 208 DOM
6. 2026-06-09
   days on market $139,900 Active 204 DOM
7. 2026-06-08
   days on market $139,900 Active 203 DOM
8. 2026-06-07
   days on market $139,900 Active 202 DOM
9. 2026-06-05
   days on market $139,900 Active 199 DOM
10. 2026-06-03
    days on market $139,900 Active 198 DOM
11. 2026-06-02
    days on market $139,900 Active 197 DOM
12. 2026-06-01
    days on market $139,900 Active 196 DOM
13. 2026-05-31
    days on market $139,900 Active 195 DOM
14. 2026-05-04
    price $145,000 524-char remark

    Show marketing remark (524 chars)

    Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

15. 2026-04-03
    price $150,000 524-char remark

    Show marketing remark (524 chars)

    Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

16. 2026-04-03
    price $15,000 524-char remark

    Show marketing remark (524 chars)

    Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

17. 2026-03-12
    price $159,900 524-char remark

    Show marketing remark (524 chars)

    Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

18. 2026-02-17
    price $165,000 524-char remark

    Show marketing remark (524 chars)

    Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

19. 2026-01-14
    price $169,900 524-char remark

    Show marketing remark (524 chars)

    Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

20. 2025-12-15
    price $182,000 524-char remark

    Show marketing remark (524 chars)

    Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

21. 2025-11-17
    listed $184,000 Active 524-char remark

    Show marketing remark (524 chars)

    Enjoy quiet living in this 4 bedroom, 2 bathroom bi-level home on . 88 acres only minutes outside of Latrobe, PA. Bordering a small stream you can enjoy wildlife and fresh air. The main level features a large eat-in kitchen with French doors to the level rear yard, a living room with a stone fireplace, 2 bedrooms, and a full bathroom. The upper level has a spacious master bedroom, a second bedroom, and a full bathroom. Use the 2 car garage for your vehicles, yard equipment, or recreational toys. Don't pass on this one.

22. 2010-03-03
    soldstatus $116,800

ⓘ 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: $2,607 · $217/mo
• Projected year-2 tax: $2,607 · $217/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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,270
• − Mortgage interest: −$7,837
• − Property taxes: −$2,607
• − Insurance: −$2,202
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,070
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $561/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: Ligonier Valley SD
• NCES district ID: 4213710
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $47,879
• Composite: 36.25/100
• National rank: #4714
• State rank: #310 of 539 in PA

Livability — Cook

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Westmoreland County · 183,777 people
• Metro: Pittsburgh, PA
• Population (ZIP): 26,312
• Household income: $63,305
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 714.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 10% Slovak 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -119.30%
• Current HPI: 152.0097
• Rent YoY: ▲ 6.19%
• Metro: Pittsburgh, PA
• 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

+24.1% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $145,000 CSMLS
• 2026-04-03 Price Changed $150,000 CSMLS
• 2026-04-03 Price Changed $15,000 CSMLS
• 2026-03-12 Price Changed $159,900 CSMLS
• 2026-02-17 Price Changed $165,000 CSMLS
• 2026-01-14 Price Changed $169,900 CSMLS
• 2025-12-15 Price Changed $182,000 CSMLS
• 2025-11-17 Listed $184,000 CSMLS
• 2010-03-03 Sold (Public Records) $116,800 Public Records

Property tax history

+0.4%/yr

Latest (2026): $2,607 · -10.4% YoY. Source: county tax records.