2139 Northwest Dr · White Oak, PA 15642

$126,000

3 bd · 2.5 ba · 2,100 sqft · Other public records · 16 Days on market

Built 1954 0.68 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Cape Cod style home features three bedrooms and two and a half bathrooms situated on an expansive lot with a generous rear yard. The interior layout includes a kitchen, a kitchenette, and a sunporch. The residence also provides a full basement and a two-car integral garage. This property offers classic architectural elements and a practical floor plan within an established residential setting. Schedule a showing today to view the layout and explore the features of this Cape Cod home

Key facts

• 0.68 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $126k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.1% in White Oak — 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 77/100 on livability (#339 in PA, #2,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities D-, commute 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.
• Zoned schools: Stewartsville El Sch (math 62% / reading 77%, grade A-, #151 of 1,518 statewide, top 12%, 428 students, 27% FRL); Norwin Ms (math 48% / reading 72%, grade B, #43 of 512 statewide, top 9%, 820 students, 30% FRL); Norwin Shs (math 78% / reading 24%, grade D+, #121 of 437 statewide, top 28%, 1,636 students, 25% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 137 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $871 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,110 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.48% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.4%
• Equity multiple: 1.44×
• Total profit: $15,358
• Equity at exit: $18,787

10-year hold

• IRR: 23.1%
• Equity multiple: 3.43×
• Total profit: $85,719
• Equity at exit: $10,894

Cash invested: $35,280 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$333 /mo · $3,994/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $432

Break-even live

Break-even rent $1,324

Max offer price $126,000

Occupancy floor 72%

Sensitivity live

Price	-10% $503	-5% $467	+0% $432	+5% $396	+10% $360
Rent	-10% $284	-5% $358	+0% $432	+5% $506	+10% $580
Rate	-1.0pp $495	-0.5pp $464	base $432	+0.5pp $399	+1.0pp $366

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12400 Adams Dr Irwin, PA	4.0	2.0	1524	$2,129	$1.40	0d	1	0.62mi
13439 Dean Dr Irwin, PA	4.0	3.0	1400	$2,150	$1.54	0d	1	0.86mi
11556 McKee Rd North Huntingdon, PA	3.0	2.0	1787	$1,825	$1.02	0d	1	0.99mi

Listing history 2 events

1. 2026-03-27
   status Pending
2. 2026-03-10
   listed $126,000 Active

ⓘ 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: $3,994 · $333/mo
• Projected year-2 tax: $3,994 · $333/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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,449
• − Mortgage interest: −$7,058
• − Property taxes: −$3,994
• − Insurance: −$630
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$3,665
• Taxable income: $3,510
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $4,339/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: 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 — White Oak

• Score: 77/100
• State rank: #339
• US rank: #2982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westmoreland County · 183,777 people
• City population: 8,451
• 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

2 events — show timeline

• 2026-03-27 Pending — West Penn MLS
• 2026-03-10 Listed $126,000 West Penn MLS

Property tax history

+2.8%/yr

Latest (2026): $3,994 · +2.6% YoY. Source: county tax records.