235 Kangaroo Hill Rd · Collinsburg, PA 15660

$65,000

2 bd · 1.0 ba · 890 sqft · Other public records · 10 Days on market

Built 1922 1.19 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 235 Kangaroo Hill Rd in Lowber, Pennsylvania—a unique opportunity for investors, renovators, or buyers looking to create their own vision from the ground up. This property offers a true blank slate, ready for a full transformation and the chance to bring new life to a home with great potential. Situated in a quiet rural setting within Sewickley Township, Westmoreland County, Pennsylvania and part of the Yough School District, the property provides a peaceful location while still being conveniently close to West Newton, Pennsylvania, shopping, dining, and major commuting routes. Whether you’re an investor looking for your next project, a contractor ready to unlock value, or a buyer who wants to customize a home to your exact style, this property delivers endless possibilities. Bring your plans, creativity, and vision—this is the perfect opportunity to turn potential into profit or your dream home. Don’t miss the chance to capitalize on this value-add investment opportunity in the growing Westmoreland County market.

Key facts

• Usable outdoor space
• 1.19 acre lot
• Built 1922

Tags

• USABLE OUTDOOR SPACE
• AMPLE OFF-STREET PARKING

Property features AI

Finance

• Other: Assessed value approximately $8,340
• Financial info: Annual property tax approximately $1,139

Exterior

• Parking: Off‑street parking
• Construction: Resale property
• Exterior features: Approximately 1.19-acre lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $65k).

Location & tenants

• Location reads 57/100 on livability (#1,619 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment A; Watch: schools F, amenities F, commute F.
• Yough SD (rural): math 29% / reading 51% proficiency, ranked #353 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 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 $2k of equity ($449 loan paydown + $2k appreciation (3.0% 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 (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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.38% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.0

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: 18.6%
• Equity multiple: 2.06×
• Total profit: $19,248
• Equity at exit: $29,227

10-year hold

• IRR: 19.9%
• Equity multiple: 3.90×
• Total profit: $52,704
• Equity at exit: $45,042

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 15660

• Active inventory: 3
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $178

Break-even live

Break-even rent $670

Max offer price $65,000

Occupancy floor 75%

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: —

Listing history 4 events

1. 2026-05-19
   listed $65,000 Active
2. 2026-04-24
   historical Expired 1064-char remark

   Show marketing remark (1064 chars)

   Welcome to 235 Kangaroo Hill Rd in Lowber, Pennsylvania—a unique opportunity for investors, renovators, or buyers looking to create their own vision from the ground up. This property offers a true blank slate, ready for a full transformation and the chance to bring new life to a home with great potential. Situated in a quiet rural setting within Sewickley Township, Westmoreland County, Pennsylvania and part of the Yough School District, the property provides a peaceful location while still being conveniently close to West Newton, Pennsylvania, shopping, dining, and major commuting routes. Whether you’re an investor looking for your next project, a contractor ready to unlock value, or a buyer who wants to customize a home to your exact style, this property delivers endless possibilities. Bring your plans, creativity, and vision—this is the perfect opportunity to turn potential into profit or your dream home. Don’t miss the chance to capitalize on this value-add investment opportunity in the growing Westmoreland County market.

3. 2026-04-14
   listed $70,000 Active 1064-char remark

   Show marketing remark (1064 chars)

   Welcome to 235 Kangaroo Hill Rd in Lowber, Pennsylvania—a unique opportunity for investors, renovators, or buyers looking to create their own vision from the ground up. This property offers a true blank slate, ready for a full transformation and the chance to bring new life to a home with great potential. Situated in a quiet rural setting within Sewickley Township, Westmoreland County, Pennsylvania and part of the Yough School District, the property provides a peaceful location while still being conveniently close to West Newton, Pennsylvania, shopping, dining, and major commuting routes. Whether you’re an investor looking for your next project, a contractor ready to unlock value, or a buyer who wants to customize a home to your exact style, this property delivers endless possibilities. Bring your plans, creativity, and vision—this is the perfect opportunity to turn potential into profit or your dream home. Don’t miss the chance to capitalize on this value-add investment opportunity in the growing Westmoreland County market.

4. 2014-01-23
   listed $65,000 137-char remark

   Show marketing remark (137 chars)

   home just needs some elbow work to become super. Fenced in yard, pool, lots of off street parking. Some of the rooms are newly remodeled.

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,139 · $95/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,749
• − Mortgage interest: −$3,641
• − Property taxes: −$1,139
• − Insurance: −$1,122
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$1,891
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $1,843/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: Yough SD
• NCES district ID: 4221150
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $47,863
• Composite: 34.2/100
• National rank: #5268
• State rank: #353 of 539 in PA

Livability — Collinsburg

• Score: 57/100
• State rank: #1619
• US rank: #22165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 125

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 (100%)
• Race & ethnicity: White 100%

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: —
• Current HPI: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Listed $65,000 West Penn MLS
• 2026-04-24 Delisted — West Penn MLS
• 2026-04-14 Listed $70,000 West Penn MLS
• 2014-01-23 Listed $65,000 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $1,139 · +0.0% YoY. Source: county tax records.