1132 Paintertown Road Rd · Level Green, PA 15642

$170,000

4 bd · 2.0 ba · 2,900 sqft · SingleFamily public records · 23 Days on market

Built 1954 3.40 ac lot $59/sqft · 63% below area

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +6.0/10.0
• 1% rule +5.4/10.0
• Rent growth +4.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE ROOMS PLENTY OF CUPBOARDS, UPSTAIRS BR HAS CED- DAR CLOSET BEAUTIFUL HW FLOORS NEEDS UPDATES, (SELLING AS IS)

Key facts

• In-law suite
• Over 3 acres
• Rental unit

Tags

• OVER 3 ACRES
• PENN-TRAFFORD SCHOOL DISTRICT
• CLASSIC STONE CONSTRUCTION
• FINISHED LOWER LEVEL
• IN-LAW SUITE
• RENTAL UNIT

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Public water; Septic tank
• Home design: Stone construction; 2 stories; Resale property
• Construction: Stone construction
• Exterior features: Detached garage; Off-street parking; Public transportation access

Interior

• Kitchen: Dishwasher; Refrigerator; Stove; Some electric appliances
• Flooring: Hardwood; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning; Wall/window unit(s)
• Interior features: Finished walk-out basement; Hardwood flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,249 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, 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.
• Market conditions: Rents rising fast (+7.2%/yr); 137 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 31y ago 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.
• Current owner paid $78k; list at $170k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $459,225
• List price: $170,000
• Delta: -62.98%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Colonial Cir	0.70mi	4/3.5	2,527 (-13%)	6mo	$530,000	$210	35

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

Projected returns pro-forma

-3.0% appreciation · 7.15% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-10,066
• Equity at exit: $25,348

10-year hold

• IRR: 8.8%
• Equity multiple: 1.81×
• Total profit: $38,366
• Equity at exit: $14,698

Cash invested: $47,600 (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 15642

• Rents YoY: 7.2%
• Active inventory: 137
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $153

Break-even live

Break-even rent $1,571

Max offer price $170,000

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   listed $170,000 Active 944-char remark
2. 1996-04-05
   soldstatus $77,500 115-char remark

   Show marketing remark (115 chars)

   LARGE ROOMS PLENTY OF CUPBOARDS, UPSTAIRS BR HAS CED- DAR CLOSET BEAUTIFUL HW FLOORS NEEDS UPDATES, (SELLING AS IS)

3. 1995-10-28
   listed $82,500 115-char remark

   Show marketing remark (115 chars)

   LARGE ROOMS PLENTY OF CUPBOARDS, UPSTAIRS BR HAS CED- DAR CLOSET BEAUTIFUL HW FLOORS NEEDS UPDATES, (SELLING AS IS)

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,177
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$4,945
• Taxable loss: −$877
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $2,045/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: 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

Livability — Level Green

• Score: 63/100
• State rank: #1249
• US rank: #15016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westmoreland County · 183,777 people
• City population: 8,123
• Metro: Pittsburgh, PA
• Population (ZIP): 46,325
• Household income: $97,706
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 349.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• 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: ▼ -129.70%
• Current HPI: 180.8812
• Rent YoY: ▲ 7.15%
• 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

+106.1% since first listed

3 events — show timeline

• 2026-05-04 Listed $170,000 West Penn MLS
• 1996-04-05 Sold (MLS) $77,500 West Penn MLS
• 1995-10-28 Listed $82,500 West Penn MLS