1802 Alcoa Dr · Arnold, PA 15068

$69,500

2 bd · 1.5 ba · 1,064 sqft · Other · 107 Days on market

4,909 sqft lot $65/sqft · 33% below area Est $104k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 story, 2 bedroom, 1 full bath, Pittsburgh toilet in the basement. Large additional room in the basement that can be finished for a gameroom, craft room, use your imagination. Nice rear yard, patio off the kitchen. Needs TLC

Key facts

• Rear yard
• Additional room
• Patio off kitchen

Tags

• ADDITIONAL ROOM
• REAR YARD
• PATIO OFF KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,212 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• New Kensington-Arnold SD (suburban): math 16% / reading 31% proficiency, ranked #483 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $481 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $60k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $63,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.62% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 5.1

CMA / ARV

• ARV (median comp): $104,294
• List price: $69,500
• Delta: -33.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $8,076
• Equity at exit: $10,363

10-year hold

• IRR: 18.7%
• Equity multiple: 2.48×
• Total profit: $28,769
• Equity at exit: $6,009

Cash invested: $19,460 (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 15068

• Home prices YoY: -12.2%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$364
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $322

Break-even live

Break-even rent $718

Max offer price $69,500

Occupancy floor 66%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Woodmont Ave New Kensington, PA	3.0	1.0	1250	$1,100	$0.88	10d	1	0.40mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	1d	1	0.88mi
915 Evans St New Kensington, PA	3.0	2.0	1152	$1,295	$1.12	43d	1	1.15mi
1134 Strawn Ave New Kensington, PA	3.0	1.0	1084	$1,500	$1.38	43d	1	1.20mi
542 5th Ave Unit 1 New Kensington, PA	2.0	1.0	890	$825	$0.93	23d	1	1.28mi

Listing history 38 events

1. 2026-06-18
   days on market $69,500 Active 107 DOM
2. 2026-06-17
   days on market $69,500 Active 106 DOM
3. 2026-06-16
   days on market $69,500 Active 105 DOM
4. 2026-06-15
   days on market $69,500 Active 104 DOM
5. 2026-06-13
   days on market $69,500 Active 102 DOM
6. 2026-06-09
   days on market $69,500 Active 98 DOM
7. 2026-06-08
   days on market $69,500 Active 97 DOM
8. 2026-06-07
   days on market $69,500 Active 96 DOM
9. 2026-06-05
   days on market $69,500 Active 93 DOM
10. 2026-06-03
    days on market $69,500 Active 92 DOM
11. 2026-06-02
    days on market $69,500 Active 91 DOM
12. 2026-06-01
    days on market $69,500 Active 90 DOM
13. 2026-05-31
    days on market $69,500 Active 89 DOM
14. 2026-03-02
    listed $69,500 Active 225-char remark

    Show marketing remark (225 chars)

    2 story, 2 bedroom, 1 full bath, Pittsburgh toilet in the basement. Large additional room in the basement that can be finished for a gameroom, craft room, use your imagination. Nice rear yard, patio off the kitchen. Needs TLC

15. 2025-12-19
    historical Expired 225-char remark

    Show marketing remark (225 chars)

    2 story, 2 bedroom, 1 full bath, Pittsburgh toilet in the basement. Large additional room in the basement that can be finished for a gameroom, craft room, use your imagination. Nice rear yard, patio off the kitchen. Needs TLC

16. 2025-11-21
    price $69,500 225-char remark

    Show marketing remark (225 chars)

    2 story, 2 bedroom, 1 full bath, Pittsburgh toilet in the basement. Large additional room in the basement that can be finished for a gameroom, craft room, use your imagination. Nice rear yard, patio off the kitchen. Needs TLC

17. 2025-07-15
    price $75,000 225-char remark

    Show marketing remark (225 chars)

    2 story, 2 bedroom, 1 full bath, Pittsburgh toilet in the basement. Large additional room in the basement that can be finished for a gameroom, craft room, use your imagination. Nice rear yard, patio off the kitchen. Needs TLC

18. 2025-04-14
    price $80,000 225-char remark

    Show marketing remark (225 chars)

    2 story, 2 bedroom, 1 full bath, Pittsburgh toilet in the basement. Large additional room in the basement that can be finished for a gameroom, craft room, use your imagination. Nice rear yard, patio off the kitchen. Needs TLC

19. 2025-02-11
    price $84,900 225-char remark

    Show marketing remark (225 chars)

    2 story, 2 bedroom, 1 full bath, Pittsburgh toilet in the basement. Large additional room in the basement that can be finished for a gameroom, craft room, use your imagination. Nice rear yard, patio off the kitchen. Needs TLC

20. 2024-12-19
    listed $89,900 Active 225-char remark

    Show marketing remark (225 chars)

    2 story, 2 bedroom, 1 full bath, Pittsburgh toilet in the basement. Large additional room in the basement that can be finished for a gameroom, craft room, use your imagination. Nice rear yard, patio off the kitchen. Needs TLC

21. 2021-03-22
    soldstatus $60,000
22. 2021-03-20
    status Pending
23. 2021-03-19
    soldstatus $60,000 Closed
24. 2021-02-11
    historical Contingent
25. 2021-01-21
    price $64,900
26. 2020-11-03
    price $69,900
27. 2020-10-08
    price $74,900
28. 2020-10-01
    listed $79,900 Active
29. 2015-12-05
    price $33,000
30. 2015-12-04
    price $38,000
31. 2015-12-04
    soldstatus $33,000 Sold
32. 2015-11-03
    historical Contingent
33. 2015-10-30
    price $38,000
34. 2015-08-28
    price $43,900
35. 2015-07-23
    listed $46,900 Active
36. 2000-09-29
    soldstatus $43,000
37. 2000-09-28
    soldstatus $43,000
38. 2000-04-19
    listed $44,900

ⓘ 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: $2,089 · $174/mo
• Projected year-2 tax: $2,089 · $174/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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,509
• − Mortgage interest: −$3,893
• − Property taxes: −$2,089
• − Insurance: −$348
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,022
• Taxable income: $2,997
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,143/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: New Kensington-Arnold SD
• NCES district ID: 4216740
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 31% ▼ -13.00%
• Median HH income: $34,386
• Composite: 19.26/100
• National rank: #8805
• State rank: #483 of 539 in PA

Livability — Arnold

• Score: 64/100
• State rank: #1212
• US rank: #14318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnold, PA
• County: Westmoreland County · 183,777 people
• Metro: Pittsburgh, PA
• Population (ZIP): 36,203
• Household income: $63,426
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 967.0

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 (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Subsaharan African 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -42.50%
• Current HPI: 305.926
• Rent YoY: ▲ 1.90%
• 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

+54.8% since first listed

25 events — show timeline

• 2026-03-02 Listed $69,500 West Penn MLS
• 2025-12-19 Delisted — West Penn MLS
• 2025-11-21 Price Changed $69,500 West Penn MLS
• 2025-07-15 Price Changed $75,000 West Penn MLS
• 2025-04-14 Price Changed $80,000 West Penn MLS
• 2025-02-11 Price Changed $84,900 West Penn MLS
• 2024-12-19 Listed $89,900 West Penn MLS
• 2021-03-22 Sold (Public Records) $60,000 Public Records
• 2021-03-20 Pending — West Penn MLS
• 2021-03-19 Sold (MLS) $60,000 West Penn MLS
• 2021-02-11 Contingent — West Penn MLS
• 2021-01-21 Price Changed $64,900 West Penn MLS
• 2020-11-03 Price Changed $69,900 West Penn MLS
• 2020-10-08 Price Changed $74,900 West Penn MLS
• 2020-10-01 Listed $79,900 West Penn MLS
• 2015-12-05 Price Changed $33,000 West Penn MLS
• 2015-12-04 Sold (MLS) $33,000 West Penn MLS
• 2015-12-04 Price Changed $38,000 West Penn MLS
• 2015-11-03 Contingent — West Penn MLS
• 2015-10-30 Price Changed $38,000 West Penn MLS
• 2015-08-28 Price Changed $43,900 West Penn MLS
• 2015-07-23 Listed $46,900 West Penn MLS
• 2000-09-29 Sold (Public Records) $43,000 Public Records
• 2000-09-28 Sold (MLS) $43,000 West Penn MLS
• 2000-04-19 Listed $44,900 West Penn MLS

Property tax history

+1.6%/yr

Latest (2026): $2,089 · +1.1% YoY. Source: county tax records.