736 Pennsylvania Ave · Irwin, PA 15642

$229,900

7 bd · 3.5 ba · — sqft · MultiFamily · 25 Days on market

Built 1917 Fair condition 5,654 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Rent growth +4.3/5.0
• Livability +4.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

IRWIN 3 STORY BEAUTY. ALL OCCUPIED BY LONG-TERM TENANTS. FIRST FLOOR TENANT HAS ACCESS TO BASEMENT WITH LOADS OF STORAGE AND LAUNDRY AREA (WASHER/DRYER). FIRST FLOOR HAS 3 BDRMS 1.5 BATHS, AND DEN AREA. 2ND AND 3RD FL EACH HAVE KITCHEN, LIVING ROOM, 2 BEDROOMS AND 1 BATHROOM. AC WORKS ON FIRST FLOOR ONLY. GREAT LOCATION. CONVENIENT TO BUSLINE, TURNPIKE, SHOPPING, PARKS, ENTERTAINMENT, AND FRONT ROW SEAT FOR IRWIN PARADES. HW BELIEVED TO BE UNDER CARPET. SOME NEWER WINDOWS.

Key facts

• Laundry area
• Access to basement
• Great location

Tags

• ACCESS TO BASEMENT
• LOADS OF STORAGE
• LAUNDRY AREA
• GREAT LOCATION
• CONVENIENT TO BUSLINE
• CONVENIENT TO SHOPPING

Property features AI

Finance

• Financial info: Insurance expense listed at $1,600; Reported current actual rents: two units at approximately $605 and $635, larger unit about $710; Vacancy allowance rate reported as 0%
• HOA & community: Public transportation nearby

Exterior

• Parking: Off-street parking for about 5 vehicles
• Utilities: Electricity available; Natural gas available; Public water available; Sewer available
• Home design: Multi-unit property with 3 total units
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Lot roughly 96 x 58; Zoned residential

Interior

• Bedrooms: Two 2-bedroom units; One 3-bedroom unit
• Bathrooms: Two 1-bath units; One unit with 1 full bath and 1 half bath
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 7-bed/3.5-bath multifamily listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#122 in PA, #958 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: employment D+, amenities F.
• Norwin SD (suburban): math 60% / reading 76% proficiency, ranked #32 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% 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).
• This rent runs 42% of the median local income ($98k/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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,451 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.01%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505-507 Pennsylvania Ave	0.26mi	7/4.0	—	10mo	$145,000	—	65
517 Walnut St	0.40mi	6/3.0 (-1)	—	4mo	$220,000	—	58

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: 18.1%
• Equity multiple: 1.77×
• Total profit: $49,547
• Equity at exit: $34,279

10-year hold

• IRR: 29.3%
• Equity multiple: 4.15×
• Total profit: $202,658
• Equity at exit: $19,878

Cash invested: $64,372 (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: 15.2×

Monthly cashflow live

• Estimated rent: $3,438 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $1,127

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 62%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,259
▸ 2× units	2	1	$2,178
Total (3 units)			$3,438

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-13
   statusdays on market $229,900 Pending 25 DOM
2. 2026-06-09
   days on market $229,900 Active 22 DOM
3. 2026-06-08
   days on market $229,900 Active 21 DOM
4. 2026-06-07
   days on market $229,900 Active 20 DOM
5. 2026-06-03
   days on market $229,900 Active 16 DOM
6. 2026-06-02
   days on market $229,900 Active 15 DOM
7. 2026-06-01
   days on market $229,900 Active 14 DOM
8. 2026-05-31
   days on market $229,900 Active 13 DOM
9. 2026-05-17
   listed $229,900 Active

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,256
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,300
• − Management: −$3,300
• − Depreciation: −$6,688
• Taxable income: $10,491
• Est. tax owed @ 24.0%: −$2,518
• After-tax cash flow: $11,009/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 · 22 photos

Fair 45/100 Moderate rehab

This 3-story home requires moderate renovations to update the kitchen and bathrooms, paint the exterior, and replace the carpet. It has a fair condition score and is located in a good location.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor paint — some peeling paint

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters
• Both update bathrooms — modernizing bathrooms will appeal to buyers and renters
• Both paint exterior — fresh paint will improve curb appeal and value
• Both replace carpet — new carpet will improve comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
paint · some peeling paint	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathrooms — modernizing bathrooms will appeal to buyers and renters ↑
• Both paint exterior — fresh paint will improve curb appeal and value ↑
• Both replace carpet — new carpet will improve comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Norwin SD
• NCES district ID: 4217940
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $62,686
• Composite: 58.86/100
• National rank: #973
• State rank: #32 of 539 in PA

Livability — Irwin

• Score: 83/100
• State rank: #122
• US rank: #958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irwin, PA
• County: Westmoreland County · 183,777 people
• City population: 46,325
• 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

1 event — show timeline

• 2026-05-17 Listed $229,900 West Penn MLS