254 Ridge Ave · New Kensington, PA 15068

$200,000

4 bd · 2.5 ba · 2,064 sqft · Other public records · 185 Days on market

Built 1910 3,598 sqft lot

---

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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a beautiful detached home located on a triple-lot in New Kensington with 4 bedrooms, 2½ bathrooms, and all the character you’re looking for! Lovingly updated and ready for you: Inside, you’ll find a freshly remodeled kitchen with a central island, stylish countertops, and stainless finishes — a chef’s delight. The bathrooms have also been modernized to reflect today’s tastes. The home includes a generously sized full basement, ideal for storage or extra living space. Enjoy year-round comfort in the sun-filled sun room, perfect for relaxing, reading, or entertaining. Outdoors, the expansive triple-lot gives you room to roam, garden, or play, a

Key facts

• Sun-filled sun room
• Remodeled kitchen
• Full basement

Tags

• TRIPLE-LOT
• REMODELED KITCHEN
• FULL BASEMENT
• SUN-FILLED SUN ROOM
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; Garage with door opener; Off-street parking; On-street parking; 2 total parking spaces
• Security: Security system
• Utilities: Public water; Public sewer; Electric service
• Home design: Brick construction; Slate roof; 3 stories; Resale property
• Construction: Brick construction; Slate roof; Basement with interior entry
• Exterior features: Hot tub / spa; Security system

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Disposal; Refrigerator; Some electric appliances
• Flooring: Laminate flooring; Tile flooring; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Built-in kitchen island; Window treatments; Multi-pane windows; Hot tub / spa; Interior entry basement; Electric fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.3% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#840 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• New Kensington-Arnold SD (suburban): math 16% / reading 31% proficiency, ranked #483 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roy A. Hunt El Sch (math 18% / reading 32%, grade F, #1,174 of 1,518 statewide, top 77%, 607 students, 100% FRL); Valley Jshs (math 13% / reading 27%, grade F, #387 of 437 statewide, top 89%, 869 students, 90% FRL) — zoned schools average 95% FRL vs 56% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 169 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 185 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
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: 0.93% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-25,771
• Equity at exit: $29,821

10-year hold

• IRR: -5.6%
• Equity multiple: 0.65×
• Total profit: $-19,440
• Equity at exit: $17,292

Cash invested: $56,000 (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 15068

• Home prices YoY: -12.2%
• Rents YoY: 1.9%
• Active inventory: 169
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$196 /mo · $2,355/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $136

Break-even live

Break-even rent $1,682

Max offer price $200,000

Occupancy floor 88%

Sensitivity live

Price	-10% $249	-5% $193	+0% $136	+5% $80	+10% $23
Rent	-10% $-10	-5% $63	+0% $136	+5% $209	+10% $283
Rate	-1.0pp $237	-0.5pp $187	base $136	+0.5pp $84	+1.0pp $32

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1922 Kenneth Ave New Kensington, PA	5.0	2.0	1800	$2,150	$1.19	9d	1	1.04mi
1922 Kenneth Ave New Kensington, PA	5.0	2.0	1800	$2,100	$1.17	3d	1	1.04mi

Listing history 7 events

1. 2026-06-21
   days on market $200,000 Active 185 DOM
2. 2026-06-18
   days on market $200,000 Active 182 DOM
3. 2026-06-17
   days on market $200,000 Active 181 DOM
4. 2026-06-16
   days on market $200,000 Active 180 DOM
5. 2026-06-15
   days on market $200,000 Active 179 DOM
6. 2026-06-13
   remarks 662-char remark
7. 2026-06-13
   listed $200,000 Active 177 DOM

ⓘ 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: $2,355 · $196/mo
• Projected year-2 tax: $2,758 · $230/mo
• Expected delta: +$402/yr (+$34/mo · 17.1%)

ⓘ 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 ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,247
• − Mortgage interest: −$11,203
• − Property taxes: −$2,355
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$5,818
• Taxable loss: −$1,689
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $2,039/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: New Kensington-Arnold SD
• NCES district ID: 4216740
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 31% ▼ -13.00%
• Median HH income: $34,386
• Composite: 19.26/100
• National rank: #8805
• State rank: #483 of 539 in PA

Livability — New Kensington

• Score: 69/100
• State rank: #840
• US rank: #8791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Kensington, PA
• County: Westmoreland County · 183,777 people
• City population: 36,203
• Metro: Pittsburgh, PA
• Population (ZIP): 36,203
• Household income: $63,426
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 967.0

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 (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Subsaharan African 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 0%

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: ▼ -42.50%
• Current HPI: 305.926
• Rent YoY: ▲ 1.90%
• 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

2 events — show timeline

• 2026-06-10 Relisted — West Penn MLS
• 2025-09-11 Listed $200,000 West Penn MLS

Property tax history

+2.4%/yr

Latest (2026): $2,355 · +0.0% YoY. Source: county tax records.