1674 Lincoln Way · White Oak, PA 15131

$65,000

2 bd · 1.5 ba · 1,357 sqft · SingleFamily public records · 139 Days on market

Built 1923 0.63 ac lot ↓ 19% since listing

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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
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors: this is exactly what you have been looking for! Centrally located in the heart of White Oak's business district, you will be wowed by the possibilities of this charming and historic home located on a corner DOUBLE LOT totaling over 0.65 acres. The property is currently zoned R-2 residential but is approved for SEVERAL commercial uses. Barber shop, beauty salon, mortuary, medical professional building, apparel shop, and more. The low taxes and great location are just waiting for this property to be restored. Inside you will find hardwood floors, large open rooms with high ceilings, plaster walls and original wood casing around all doors and windows. The stunning staircase leads you upstairs to two oversized bedrooms and a full bathroom.

Key facts

• Valuable frontage
• Double lot
• Lot size

Tags

• FULL RENOVATION
• DOUBLE LOT
• VALUABLE FRONTAGE
• LOT SIZE

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale condition; Asphalt roof
• Construction: Brick and frame construction
• Exterior features: 0.63-acre lot; Lot dimensions approximately 54 x 312 x 57 x 312

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating
• Interior features: Hardwood flooring; Interior-entry basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: schools D, amenities D-, commute F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $65k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.04% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.09%
• DSCR: 2.65
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $184,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1674 Lincoln Way	0.00mi	2/1.0	1,357 (0%)	0mo	$50,000	$37	98
1715 California Ave	0.23mi	3/1.5 (+1)	1,402 (+3%)	3mo	$108,400	$77	76
1509 Ohio Ave	0.29mi	3/1.5 (+1)	1,440 (+6%)	2mo	$238,000	$165	70
2001 Cypress Dr	0.25mi	3/1.5 (+1)	1,473 (+8%)	1mo	$193,000	$131	68
1608 Kansas Ave	0.16mi	3/1.0 (+1)	1,188 (-12%)	1mo	$180,000	$152	64
300 Oliver Dr	0.44mi	3/2.0 (+1)	1,302 (-4%)	4mo	$190,000	$146	63
1414 Lincoln Way #1	0.38mi	3/1.5 (+1)	1,456 (+7%)	4mo	$152,000	$104	62
1323 Lincoln Way	0.44mi	3/1.5 (+1)	1,431 (+6%)	4mo	$94,000	$66	61
2927 State St	0.63mi	2/2.0	1,476 (+9%)	1mo	$200,000	$136	53
473 Mccully St	0.62mi	3/1.5 (+1)	1,260 (-7%)	3mo	$206,000	$163	52
114 Oliver Dr	0.54mi	3/1.5 (+1)	1,200 (-12%)	1mo	$178,000	$148	50
3009 State St	0.65mi	3/1.0 (+1)	1,232 (-9%)	1mo	$76,000	$62	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.39×
• Total profit: $25,339
• Equity at exit: $9,692

10-year hold

• IRR: 40.0%
• Equity multiple: 4.76×
• Total profit: $68,369
• Equity at exit: $5,620

Cash invested: $18,200 (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 15131

• Home prices YoY: -18.6%
• Active inventory: 33
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$341
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $563

Break-even live

Break-even rent $612

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	43d	1	0.14mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	1d	1	0.23mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	12d	1	0.62mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	1d	9	0.87mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	3d	1	1.01mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	43d	1	1.12mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	16d	1	1.31mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	43d	1	1.37mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	23d	1	1.41mi

Listing history 17 events

1. 2026-04-12
   status Pending
2. 2026-02-23
   status Active
3. 2026-02-23
   price $65,000
4. 2026-02-16
   status Pending
5. 2026-01-16
   price $75,000
6. 2025-11-17
   listed $79,900 Active
7. 2022-08-07
   listed $75,000 Active 756-char remark

   Show marketing remark (756 chars)

   Investors: this is exactly what you have been looking for! Centrally located in the heart of White Oak's business district, you will be wowed by the possibilities of this charming and historic home located on a corner DOUBLE LOT totaling over 0.65 acres. The property is currently zoned R-2 residential but is approved for SEVERAL commercial uses. Barber shop, beauty salon, mortuary, medical professional building, apparel shop, and more. The low taxes and great location are just waiting for this property to be restored. Inside you will find hardwood floors, large open rooms with high ceilings, plaster walls and original wood casing around all doors and windows. The stunning staircase leads you upstairs to two oversized bedrooms and a full bathroom.

8. 2020-07-29
   historical 216-char remark

   Show marketing remark (216 chars)

   Very charming, brick and aluminum cape cod home on large corner lot. Spacious rooms. Beautiful wood work. Bay window. There are 2 one car detached garages and lots of off street parking on property. Large level yard.

9. 2020-03-03
   listed $102,500 Active 216-char remark

   Show marketing remark (216 chars)

   Very charming, brick and aluminum cape cod home on large corner lot. Spacious rooms. Beautiful wood work. Bay window. There are 2 one car detached garages and lots of off street parking on property. Large level yard.

10. 2018-02-08
    historical Expired
11. 2018-02-08
    historical Expired
12. 2017-10-27
    price $149,900
13. 2017-10-27
    price $149,900
14. 2017-09-13
    listed $165,000 Active
15. 2017-09-13
    listed $165,000 Active
16. 2012-06-18
    soldstatus $38,000
17. 2011-05-13
    listed $80,000

ⓘ 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: $1,383 · $115/mo
• Projected year-2 tax: $1,383 · $115/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 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,885
• − Mortgage interest: −$3,641
• − Property taxes: −$1,383
• − Insurance: −$325
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$1,891
• Taxable income: $6,104
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $5,286/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: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 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

• Census place: White Oak, PA
• City population: 8,451
• Population (ZIP): 8,451

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Scotch-Irish 5% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.53%
• Current HPI: 233.6591
• 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

-18.8% since first listed

17 events — show timeline

• 2026-04-12 Pending — West Penn MLS
• 2026-02-23 Relisted — West Penn MLS
• 2026-02-23 Price Changed $65,000 West Penn MLS
• 2026-02-16 Pending — West Penn MLS
• 2026-01-16 Price Changed $75,000 West Penn MLS
• 2025-11-17 Listed $79,900 West Penn MLS
• 2022-08-07 Listed $75,000 West Penn MLS
• 2020-07-29 Delisted — West Penn MLS
• 2020-03-03 Listed $102,500 West Penn MLS
• 2018-02-08 Delisted — West Penn MLS
• 2018-02-08 Delisted — West Penn MLS
• 2017-10-27 Price Changed $149,900 West Penn MLS
• 2017-10-27 Price Changed $149,900 West Penn MLS
• 2017-09-13 Listed $165,000 West Penn MLS
• 2017-09-13 Listed $165,000 West Penn MLS
• 2012-06-18 Sold (Public Records) $38,000 Public Records
• 2011-05-13 Listed $80,000 West Penn MLS

Property tax history

+3.4%/yr

Latest (2026): $1,383 · +0.0% YoY. Source: county tax records.