323 Indiana Ave · Avonmore, PA 15618

$99,900

3 bd · 1.5 ba · 1,260 sqft · Other public records · 64 Days on market

Built 1965 5,458 sqft lot $79/sqft · 29% below area Est $140k · 29% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• Appreciation +6.5/10.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Avonmore offers rural small town living with a unique array of gift shops and talented artisans, as well as a variety of restaurants. Come check out this well-maintained home that offers comfortable living with a functional layout and plenty of space both inside and out. The main level features a fully equipped kitchen with a wall oven, gas cooktop and refrigerator, along with a bright living room and a separate dining room ideal for gatherings. Three bedrooms and a full bath complete the main floor. The lower level adds additional living space with an area that could easily be finished for family or game room, a partial bath and a laundry area. A tandem two-car integral garage provides convenient parking and storage. Situated on a generous size yard, the property also features hardwood floors beneath the carpeting, offering great potential for customization and added value. Avonmore has a charming and historic downtown and great access to several bike trails. 30 minutes to Indiana, Latrobe, Greensburg and 60 minutes to Pittsburgh

Key facts

• 5,458 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,339 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Kiski Area SD (suburban): math 33% / reading 60% proficiency, ranked #247 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (2.9% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $73k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $140,379
• List price: $99,900
• Delta: -28.84%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.77×
• Total profit: $21,626
• Equity at exit: $44,372

10-year hold

• IRR: 15.6%
• Equity multiple: 3.27×
• Total profit: $63,556
• Equity at exit: $67,959

Cash invested: $27,972 (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 15618

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $158

Break-even live

Break-even rent $896

Max offer price $99,900

Occupancy floor 81%

Sensitivity live

Price	-10% $215	-5% $187	+0% $158	+5% $130	+10% $102
Rent	-10% $72	-5% $115	+0% $158	+5% $202	+10% $245
Rate	-1.0pp $209	-0.5pp $184	base $158	+0.5pp $132	+1.0pp $106

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-13
   statusdays on market $99,900 Pending 64 DOM
2. 2026-06-09
   days on market $99,900 Active 62 DOM
3. 2026-06-08
   days on market $99,900 Active 61 DOM
4. 2026-06-07
   days on market $99,900 Active 60 DOM
5. 2026-06-05
   days on market $99,900 Active 57 DOM
6. 2026-06-03
   days on market $99,900 Active 56 DOM
7. 2026-06-02
   days on market $99,900 Active 55 DOM
8. 2026-06-01
   days on market $99,900 Active 54 DOM
9. 2026-05-31
   days on market $99,900 Active 53 DOM
10. 2026-04-08
    listed $99,900 Active 1046-char remark

    Show marketing remark (1046 chars)

    Avonmore offers rural small town living with a unique array of gift shops and talented artisans, as well as a variety of restaurants. Come check out this well-maintained home that offers comfortable living with a functional layout and plenty of space both inside and out. The main level features a fully equipped kitchen with a wall oven, gas cooktop and refrigerator, along with a bright living room and a separate dining room ideal for gatherings. Three bedrooms and a full bath complete the main floor. The lower level adds additional living space with an area that could easily be finished for family or game room, a partial bath and a laundry area. A tandem two-car integral garage provides convenient parking and storage. Situated on a generous size yard, the property also features hardwood floors beneath the carpeting, offering great potential for customization and added value. Avonmore has a charming and historic downtown and great access to several bike trails. 30 minutes to Indiana, Latrobe, Greensburg and 60 minutes to Pittsburgh

11. 2026-03-31
    historical Expired 444-char remark

    Show marketing remark (444 chars)

    Move right into this lovely ranch home on spacious lot in Avonmore Boro. 3 bedrooms, 2 full baths. 2-car tandem integral garage. Main level consists of 3 bedrooms, 1 full bath, living room, dining room, kitchen. Lower level consists of tandem garage, full bath, family room and laundry room. Covered side porch. Large yard with additional off-street parking. Shed stays. Very low taxes. Conveniently located to schools, shopping and recreation.

12. 2026-03-12
    listed $110,000 Active 444-char remark

    Show marketing remark (444 chars)

    Move right into this lovely ranch home on spacious lot in Avonmore Boro. 3 bedrooms, 2 full baths. 2-car tandem integral garage. Main level consists of 3 bedrooms, 1 full bath, living room, dining room, kitchen. Lower level consists of tandem garage, full bath, family room and laundry room. Covered side porch. Large yard with additional off-street parking. Shed stays. Very low taxes. Conveniently located to schools, shopping and recreation.

13. 2024-09-20
    soldstatus $73,000
14. 2024-09-16
    soldstatus $73,000 Closed
15. 2024-07-22
    historical Contingent
16. 2024-07-02
    listed $72,900 Active
17. 2017-04-05
    price $28,000
18. 2017-04-05
    soldstatus $28,000 Sold
19. 2017-04-05
    soldstatus $28,000
20. 2017-02-22
    status Under Contract
21. 2017-02-21
    price $34,900
22. 2017-02-13
    price $34,900
23. 2017-01-06
    price $39,900
24. 2016-12-06
    price $42,500
25. 2016-10-20
    price $45,900
26. 2016-07-26
    listed $52,500 Active
27. 2016-03-15
    soldstatus $1,334

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$334/yr (+$28/mo · 36.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,156
• − Mortgage interest: −$5,596
• − Property taxes: −$911
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,906
• Taxable income: $341
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $1,817/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: Kiski Area SD
• NCES district ID: 4212840
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $49,407
• Composite: 39.72/100
• National rank: #3900
• State rank: #247 of 539 in PA

Livability — Avonmore

• Score: 62/100
• State rank: #1339
• US rank: #16565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avonmore, PA
• Population (ZIP): 2,388

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 (97%)
• Race & ethnicity: White 97% Black 1% Two or more races 1%
• Common ancestry: Romanian 15% Serbian 4% Polish 2%
• Foreign-born: 0%

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: ▲ 2.90%
• Current HPI: 254.6433
• 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

+7388.8% since first listed

18 events — show timeline

• 2026-04-08 Listed $99,900 West Penn MLS
• 2026-03-31 Delisted — West Penn MLS
• 2026-03-12 Listed $110,000 West Penn MLS
• 2024-09-20 Sold (Public Records) $73,000 Public Records
• 2024-09-16 Sold (MLS) $73,000 West Penn MLS
• 2024-07-22 Contingent — West Penn MLS
• 2024-07-02 Listed $72,900 West Penn MLS
• 2017-04-05 Price Changed $28,000 West Penn MLS
• 2017-04-05 Sold (Public Records) $28,000 Public Records
• 2017-04-05 Sold (MLS) $28,000 West Penn MLS
• 2017-02-22 Pending — West Penn MLS
• 2017-02-21 Price Changed $34,900 West Penn MLS
• 2017-02-13 Price Changed $34,900 West Penn MLS
• 2017-01-06 Price Changed $39,900 West Penn MLS
• 2016-12-06 Price Changed $42,500 West Penn MLS
• 2016-10-20 Price Changed $45,900 West Penn MLS
• 2016-07-26 Listed $52,500 West Penn MLS
• 2016-03-15 Sold (Public Records) $1,334 Public Records

Property tax history

-6.7%/yr

Latest (2026): $911 · +0.0% YoY. Source: county tax records.