3076 Leechburg Rd · Lower Burrell, PA 15068

$42,500

3 bd · 1.0 ba · 1,224 sqft · Other public records · 45 Days on market

Built 1925 0.31 ac lot $35/sqft · 79% below area

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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
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity at 3076 Leechburg Rd in Lower Burrell! Situated on a large, flat lot, this 3 bed, 1 bath home offers tons of outdoor space for future use, expansion, or added amenities. Positioned right in the heart of the Lower Burrell business district, this property brings strong potential for a variety of investment strategies. The home is in need of a full rehab, making it ideal for investors, flippers, or buyers looking to customize from the ground up. Features include a spacious layout ready for reconfiguration and a large off-street parking area providing convenience and added value. Located close to local shops, dining, and major roadways, this property offers both visibility and accessibility. A solid opportunity to build equity and bring new life to a well-positioned property!

Key facts

• Large flat lot
• Full rehab
• Outdoor space

Tags

• LARGE FLAT LOT
• OUTDOOR SPACE
• HEART OF THE BUSINESS DISTRICT
• FULL REHAB
• SPACIOUS LAYOUT
• LARGE OFF-STREET PARKING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $42k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#360 in PA, #3,154 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Burrell SD (suburban): math 38% / reading 53% proficiency, ranked #257 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $294 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.01% ✓
• Cap rate: 26.52%
• Cash-on-cash: 72.25%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (median comp): $202,460
• List price: $42,500
• Delta: -79.01%
• 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: 70.7%
• Equity multiple: 4.14×
• Total profit: $37,367
• Equity at exit: $6,337

10-year hold

• IRR: 74.4%
• Equity multiple: 8.21×
• Total profit: $85,760
• Equity at exit: $3,675

Cash invested: $11,900 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $717

Break-even live

Break-even rent $372

Max offer price $42,500

Occupancy floor 39%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Wayne St New Kensington, PA	2.0	1.0	750	$900	$1.20	2d	1	0.74mi

Listing history 12 events

1. 2026-05-03
   status Pending 800-char remark

   Show marketing remark (800 chars)

   Great opportunity at 3076 Leechburg Rd in Lower Burrell! Situated on a large, flat lot, this 3 bed, 1 bath home offers tons of outdoor space for future use, expansion, or added amenities. Positioned right in the heart of the Lower Burrell business district, this property brings strong potential for a variety of investment strategies. The home is in need of a full rehab, making it ideal for investors, flippers, or buyers looking to customize from the ground up. Features include a spacious layout ready for reconfiguration and a large off-street parking area providing convenience and added value. Located close to local shops, dining, and major roadways, this property offers both visibility and accessibility. A solid opportunity to build equity and bring new life to a well-positioned property!

2. 2026-04-13
   price $42,500 800-char remark

   Show marketing remark (800 chars)

   Great opportunity at 3076 Leechburg Rd in Lower Burrell! Situated on a large, flat lot, this 3 bed, 1 bath home offers tons of outdoor space for future use, expansion, or added amenities. Positioned right in the heart of the Lower Burrell business district, this property brings strong potential for a variety of investment strategies. The home is in need of a full rehab, making it ideal for investors, flippers, or buyers looking to customize from the ground up. Features include a spacious layout ready for reconfiguration and a large off-street parking area providing convenience and added value. Located close to local shops, dining, and major roadways, this property offers both visibility and accessibility. A solid opportunity to build equity and bring new life to a well-positioned property!

3. 2026-03-31
   price $50,000 800-char remark

   Show marketing remark (800 chars)

   Great opportunity at 3076 Leechburg Rd in Lower Burrell! Situated on a large, flat lot, this 3 bed, 1 bath home offers tons of outdoor space for future use, expansion, or added amenities. Positioned right in the heart of the Lower Burrell business district, this property brings strong potential for a variety of investment strategies. The home is in need of a full rehab, making it ideal for investors, flippers, or buyers looking to customize from the ground up. Features include a spacious layout ready for reconfiguration and a large off-street parking area providing convenience and added value. Located close to local shops, dining, and major roadways, this property offers both visibility and accessibility. A solid opportunity to build equity and bring new life to a well-positioned property!

4. 2026-03-19
   listed $52,000 Active 800-char remark

   Show marketing remark (800 chars)

   Great opportunity at 3076 Leechburg Rd in Lower Burrell! Situated on a large, flat lot, this 3 bed, 1 bath home offers tons of outdoor space for future use, expansion, or added amenities. Positioned right in the heart of the Lower Burrell business district, this property brings strong potential for a variety of investment strategies. The home is in need of a full rehab, making it ideal for investors, flippers, or buyers looking to customize from the ground up. Features include a spacious layout ready for reconfiguration and a large off-street parking area providing convenience and added value. Located close to local shops, dining, and major roadways, this property offers both visibility and accessibility. A solid opportunity to build equity and bring new life to a well-positioned property!

5. 2024-03-27
   historical Expired 181-char remark

   Show marketing remark (181 chars)

   3076 Leechburg Road is located in the heart of Lower Burrell‘s business district. This building is a former real estate office with a high traffic count and large parking lot.

6. 2023-11-16
   price $69,900 181-char remark

   Show marketing remark (181 chars)

   3076 Leechburg Road is located in the heart of Lower Burrell‘s business district. This building is a former real estate office with a high traffic count and large parking lot.

7. 2023-10-25
   price $74,900 181-char remark

   Show marketing remark (181 chars)

   3076 Leechburg Road is located in the heart of Lower Burrell‘s business district. This building is a former real estate office with a high traffic count and large parking lot.

8. 2023-08-08
   price $79,900 181-char remark

   Show marketing remark (181 chars)

   3076 Leechburg Road is located in the heart of Lower Burrell‘s business district. This building is a former real estate office with a high traffic count and large parking lot.

9. 2023-06-08
   price $99,900 181-char remark

   Show marketing remark (181 chars)

   3076 Leechburg Road is located in the heart of Lower Burrell‘s business district. This building is a former real estate office with a high traffic count and large parking lot.

10. 2023-05-22
    price $119,900 181-char remark

    Show marketing remark (181 chars)

    3076 Leechburg Road is located in the heart of Lower Burrell‘s business district. This building is a former real estate office with a high traffic count and large parking lot.

11. 2023-03-28
    listed $135,000 Active 181-char remark

    Show marketing remark (181 chars)

    3076 Leechburg Road is located in the heart of Lower Burrell‘s business district. This building is a former real estate office with a high traffic count and large parking lot.

12. 2015-09-18
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,345
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$1,236
• Taxable income: $8,423
• Est. tax owed @ 24.0%: −$2,021
• After-tax cash flow: $6,577/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: Burrell SD
• NCES district ID: 4204530
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $54,228
• Composite: 39.4/100
• National rank: #3970
• State rank: #257 of 539 in PA

Livability — Lower Burrell

• Score: 77/100
• State rank: #360
• US rank: #3154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lower Burrell, PA
• County: Westmoreland County · 183,777 people
• City population: 36,068
• 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

+41.7% since first listed

12 events — show timeline

• 2026-05-03 Pending — West Penn MLS
• 2026-04-13 Price Changed $42,500 West Penn MLS
• 2026-03-31 Price Changed $50,000 West Penn MLS
• 2026-03-19 Listed $52,000 West Penn MLS
• 2024-03-27 Delisted — West Penn MLS
• 2023-11-16 Price Changed $69,900 West Penn MLS
• 2023-10-25 Price Changed $74,900 West Penn MLS
• 2023-08-08 Price Changed $79,900 West Penn MLS
• 2023-06-08 Price Changed $99,900 West Penn MLS
• 2023-05-22 Price Changed $119,900 West Penn MLS
• 2023-03-28 Listed $135,000 West Penn MLS
• 2015-09-18 Sold (Public Records) $30,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $2,923 · +0.0% YoY. Source: county tax records.