1298 E Route 30 · Ligonier, PA 15655

$109,900

3 bd · 2.0 ba · 1,400 sqft · Other · 283 Days on market

Built 1950 0.27 ac lot $78/sqft · 49% below area Est $218k · 49% under ↓ 13% since listing

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Why this score? — see what drove the B- 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 3 Bedroom 2 Bath Cape Cod in the Village of Laughlintown, just east of Ligonier Borough. Much larger than it looks. Main level primary bedroom with its own full bathroom, Large "eat-in" sized kitchen plus formal dining room. Fenced back yard great for pets. Expandable On-Site parking, V-Village zoning Allows residential and/or a variety of commercial uses.

Key facts

• Eat-in sized kitchen
• Formal dining room
• Fenced back yard

Tags

• MAIN LEVEL PRIMARY BEDROOM
• FULL BATHROOM
• EAT-IN SIZED KITCHEN
• FORMAL DINING ROOM
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.1% in Ligonier — 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 79/100 on livability (#267 in PA, #2,344 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• 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: 5 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 (-1.8%/yr); year-one equity from $760 of loan paydown is wiped out by about $2k 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 283 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1950 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $217,551
• List price: $109,900
• Delta: -49.48%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,886
• Equity at exit: $22,482

10-year hold

• IRR: 5.5%
• Equity multiple: 1.48×
• Total profit: $14,645
• Equity at exit: $20,310

Cash invested: $30,772 (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 15655

• Home prices YoY: -1.6%
• Active inventory: 5
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$129 /mo · $1,554/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $143

Break-even live

Break-even rent $1,036

Max offer price $109,900

Occupancy floor 83%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 283 DOM
2. 2026-06-17
   days on market $109,900 Active 282 DOM
3. 2026-06-16
   days on market $109,900 Active 281 DOM
4. 2026-06-16
   price $109,900 Active 280 DOM
5. 2026-06-15
   days on market $129,900 Active 280 DOM
6. 2026-06-13
   days on market $129,900 Active 278 DOM
7. 2026-06-09
   days on market $129,900 Active 274 DOM
8. 2026-06-08
   days on market $129,900 Active 273 DOM
9. 2026-06-07
   days on market $129,900 Active 272 DOM
10. 2026-06-05
    days on market $129,900 Active 269 DOM
11. 2026-06-03
    days on market $129,900 Active 268 DOM
12. 2026-06-02
    days on market $129,900 Active 267 DOM
13. 2026-06-01
    days on market $129,900 Active 266 DOM
14. 2026-05-31
    days on market $129,900 Active 265 DOM
15. 2026-04-25
    price $129,900 377-char remark

    Show marketing remark (377 chars)

    Spacious 3 Bedroom 2 Bath Cape Cod in the Village of Laughlintown, just east of Ligonier Borough. Much larger than it looks. Main level primary bedroom with its own full bathroom, Large "eat-in" sized kitchen plus formal dining room. Fenced back yard great for pets. Expandable On-Site parking, V-Village zoning Allows residential and/or a variety of commercial uses.

16. 2025-11-10
    price $139,900 377-char remark

    Show marketing remark (377 chars)

    Spacious 3 Bedroom 2 Bath Cape Cod in the Village of Laughlintown, just east of Ligonier Borough. Much larger than it looks. Main level primary bedroom with its own full bathroom, Large "eat-in" sized kitchen plus formal dining room. Fenced back yard great for pets. Expandable On-Site parking, V-Village zoning Allows residential and/or a variety of commercial uses.

17. 2025-10-16
    price $144,900 377-char remark

    Show marketing remark (377 chars)

    Spacious 3 Bedroom 2 Bath Cape Cod in the Village of Laughlintown, just east of Ligonier Borough. Much larger than it looks. Main level primary bedroom with its own full bathroom, Large "eat-in" sized kitchen plus formal dining room. Fenced back yard great for pets. Expandable On-Site parking, V-Village zoning Allows residential and/or a variety of commercial uses.

18. 2025-09-08
    listed $149,900 Active 377-char remark

    Show marketing remark (377 chars)

    Spacious 3 Bedroom 2 Bath Cape Cod in the Village of Laughlintown, just east of Ligonier Borough. Much larger than it looks. Main level primary bedroom with its own full bathroom, Large "eat-in" sized kitchen plus formal dining room. Fenced back yard great for pets. Expandable On-Site parking, V-Village zoning Allows residential and/or a variety of commercial uses.

ⓘ 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: $1,554 · $129/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$91/yr (+$8/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,606
• − Mortgage interest: −$6,156
• − Property taxes: −$1,554
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,197
• Taxable income: $15
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,718/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 — Ligonier

• Score: 79/100
• State rank: #267
• US rank: #2344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 440

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 2% Slovak 2%

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: ▼ -1.78%
• Current HPI: 109.0938
• 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

-13.3% since first listed

4 events — show timeline

• 2026-04-25 Price Changed $129,900 West Penn MLS
• 2025-11-10 Price Changed $139,900 West Penn MLS
• 2025-10-16 Price Changed $144,900 West Penn MLS
• 2025-09-08 Listed $149,900 West Penn MLS

Property tax history

+1.6%/yr

Latest (2026): $1,554 · +1.2% YoY. Source: county tax records.