3312 Windgate Drive Dr · Murrysville, PA 15668

$179,900

3 bd · 1.0 ba · 921 sqft · Other · 26 Days on market

Built 1958 0.41 ac 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMERICAN BUNGALOW STYLE 1-story, 3 bedroom ranch, large open central living space with newer large windows (2019), new sliding glass door to back patio with new awning. Newer stainless steel kitchen appliances, new kitchen sink, updated lighting fixtures, new luxury vinyl plank wood-look flooring throughout, updated bathroom, new hot-water tank (2020), new duct-work, direct vent washer and dryer, recently painted interior and exterior, newly resealed roof (2018). Garage 17' x 12'. Fabulous central location in Murrysville on a no through-way street, convenient to shopping, restaurants, professional offices, a great treed lot (almost 1/2 acre). A perfect downsize or starter home!

Key facts

• 0.41 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Built-in attached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Single-story (1 story); Resale property; Brick construction
• Construction: Brick exterior
• Exterior features: Lot dimensions approx. 150 x 119.9; Lot size about 0.413 acres; Public transportation access nearby

Interior

• Kitchen: Kitchen on the main level (approx. 8x12); Refrigerator included
• Bedrooms: Bedroom 2 on the main level (approx. 12x10); Bedroom 3 on the main level (approx. 10x12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Screens on windows; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.9% in Murrysville — 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 75/100 on livability (#472 in PA, #4,346 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Franklin Regional SD (suburban): math 62% / reading 77% proficiency, ranked #20 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Franklin Regional Primary Sch (math 69% / reading 83%, grade A, #87 of 1,518 statewide, top 6%, 699 students, 18% FRL); Franklin Regional Ms (math 45% / reading 73%, grade B, #50 of 512 statewide, top 10%, 786 students, 20% FRL); Franklin Regional Shs (math 90%, 1,119 students, 18% FRL).
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.25% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.24%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,606
• Equity at exit: $26,824

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $45,451
• Equity at exit: $15,554

Cash invested: $50,372 (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 15668

• Home prices YoY: -23.8%
• Active inventory: 75
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$246 /mo · $2,946/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $514

Break-even live

Break-even rent $1,600

Max offer price $179,900

Occupancy floor 72%

Sensitivity live

Price	-10% $615	-5% $565	+0% $514	+5% $463	+10% $412
Rent	-10% $336	-5% $425	+0% $514	+5% $602	+10% $691
Rate	-1.0pp $604	-0.5pp $559	base $514	+0.5pp $467	+1.0pp $420

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Marquis Pl Murrysville, PA	1.0–2.0	1.0–2.0	980	$2,250	$2.30	3d	4	0.90mi

Listing history 15 events

1. 2026-06-01
   days on market $179,900 Active 26 DOM
2. 2026-05-31
   days on market $179,900 Active 25 DOM
3. 2026-05-06
   listed $189,900 Active 974-char remark
4. 2022-08-31
   soldstatus $170,000
5. 2022-08-24
   soldstatus $170,000 Closed 686-char remark

   Show marketing remark (686 chars)

   AMERICAN BUNGALOW STYLE 1-story, 3 bedroom ranch, large open central living space with newer large windows (2019), new sliding glass door to back patio with new awning. Newer stainless steel kitchen appliances, new kitchen sink, updated lighting fixtures, new luxury vinyl plank wood-look flooring throughout, updated bathroom, new hot-water tank (2020), new duct-work, direct vent washer and dryer, recently painted interior and exterior, newly resealed roof (2018). Garage 17' x 12'. Fabulous central location in Murrysville on a no through-way street, convenient to shopping, restaurants, professional offices, a great treed lot (almost 1/2 acre). A perfect downsize or starter home!

6. 2022-08-19
   status Pending 686-char remark

   Show marketing remark (686 chars)

   AMERICAN BUNGALOW STYLE 1-story, 3 bedroom ranch, large open central living space with newer large windows (2019), new sliding glass door to back patio with new awning. Newer stainless steel kitchen appliances, new kitchen sink, updated lighting fixtures, new luxury vinyl plank wood-look flooring throughout, updated bathroom, new hot-water tank (2020), new duct-work, direct vent washer and dryer, recently painted interior and exterior, newly resealed roof (2018). Garage 17' x 12'. Fabulous central location in Murrysville on a no through-way street, convenient to shopping, restaurants, professional offices, a great treed lot (almost 1/2 acre). A perfect downsize or starter home!

7. 2022-07-27
   historical Contingent 686-char remark

   Show marketing remark (686 chars)

   AMERICAN BUNGALOW STYLE 1-story, 3 bedroom ranch, large open central living space with newer large windows (2019), new sliding glass door to back patio with new awning. Newer stainless steel kitchen appliances, new kitchen sink, updated lighting fixtures, new luxury vinyl plank wood-look flooring throughout, updated bathroom, new hot-water tank (2020), new duct-work, direct vent washer and dryer, recently painted interior and exterior, newly resealed roof (2018). Garage 17' x 12'. Fabulous central location in Murrysville on a no through-way street, convenient to shopping, restaurants, professional offices, a great treed lot (almost 1/2 acre). A perfect downsize or starter home!

8. 2022-07-19
   listed $174,900 Active 686-char remark

   Show marketing remark (686 chars)

   AMERICAN BUNGALOW STYLE 1-story, 3 bedroom ranch, large open central living space with newer large windows (2019), new sliding glass door to back patio with new awning. Newer stainless steel kitchen appliances, new kitchen sink, updated lighting fixtures, new luxury vinyl plank wood-look flooring throughout, updated bathroom, new hot-water tank (2020), new duct-work, direct vent washer and dryer, recently painted interior and exterior, newly resealed roof (2018). Garage 17' x 12'. Fabulous central location in Murrysville on a no through-way street, convenient to shopping, restaurants, professional offices, a great treed lot (almost 1/2 acre). A perfect downsize or starter home!

9. 2018-07-31
   soldstatus $130,000
10. 2018-07-27
    soldstatus $130,000 Sold

    Show marketing remark (317 chars)

    This home has a fantastic location in Murrysville convenient to Everything! This small contemporary ranch has lots of windows for natural light, a great lot (approx 1/2 acre, 150 x 119.9). Perfect size for downsize or starter home. So much potential with this home, bring your ideas and make this your new residence!

11. 2018-07-03
    historical Contingent

    Show marketing remark (317 chars)

    This home has a fantastic location in Murrysville convenient to Everything! This small contemporary ranch has lots of windows for natural light, a great lot (approx 1/2 acre, 150 x 119.9). Perfect size for downsize or starter home. So much potential with this home, bring your ideas and make this your new residence!

12. 2018-07-01
    listed $130,000 Active

    Show marketing remark (317 chars)

    This home has a fantastic location in Murrysville convenient to Everything! This small contemporary ranch has lots of windows for natural light, a great lot (approx 1/2 acre, 150 x 119.9). Perfect size for downsize or starter home. So much potential with this home, bring your ideas and make this your new residence!

13. 2008-07-14
    soldstatus $70,000
14. 2008-06-30
    soldstatus $70,000
15. 2008-03-12
    listed $89,900

ⓘ 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: $2,946 · $246/mo
• Projected year-2 tax: $2,946 · $246/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $27,000
• − Mortgage interest: −$10,077
• − Property taxes: −$2,946
• − Insurance: −$900
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$5,233
• Taxable income: $3,523
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $5,318/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: Franklin Regional SD
• NCES district ID: 4210230
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $80,722
• Composite: 61.83/100
• National rank: #730
• State rank: #20 of 539 in PA

Livability — Murrysville

• Score: 75/100
• State rank: #472
• US rank: #4346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrysville, PA
• City population: 23,363
• Population (ZIP): 14,477

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, South Korea
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -74.13%
• Current HPI: 237.0143
• 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

+100.1% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $179,900 West Penn MLS
• 2026-05-06 Listed $189,900 West Penn MLS
• 2022-08-31 Sold (Public Records) $170,000 Public Records
• 2022-08-24 Sold (MLS) $170,000 West Penn MLS
• 2022-08-19 Pending — West Penn MLS
• 2022-07-27 Contingent — West Penn MLS
• 2022-07-19 Listed $174,900 West Penn MLS
• 2018-07-31 Sold (Public Records) $130,000 Public Records
• 2018-07-27 Sold (MLS) $130,000 West Penn MLS
• 2018-07-03 Contingent — West Penn MLS
• 2018-07-01 Listed $130,000 West Penn MLS
• 2008-07-14 Sold (Public Records) $70,000 Public Records
• 2008-06-30 Sold (MLS) $70,000 West Penn MLS
• 2008-03-12 Listed $89,900 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $2,946 · +0.0% YoY. Source: county tax records.