111 Arlene Ave · White Oak, PA 15137

$80,000

4 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 26 Days on market

Built 1950 8,049 sqft lot

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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 +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4 bedroom brick home with strong bones and serious upside potential in the heart of North Versailles. Situated on a generous 8,050 sq ft lot, 111 Arlene offers over 1,300 sq ft of living space, an attached garage, central air, and a classic layout ready for your value-add vision. Built in 1950 with solid brick construction, this property has the kind of structure investors look for when evaluating long-term rental or flip opportunities. The home features four true bedrooms, making it attractive for larger households and maximizing rental demand. Large lot, off-street parking, and solid neighborhood fundamentals create a compelling opportunity to renovate and customize to your needs

Key facts

• Generous lot
• True bedrooms
• Off-street parking

Tags

• GENEROUS LOT
• SOLID BRICK CONSTRUCTION
• TRUE BEDROOMS
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Attached garage (built-in), 1 parking space
• Utilities: Sewer available; Water available; Property has power
• Home design: Brick construction; Asphalt roof
• Construction: Brick exterior; Asphalt roof
• Exterior features: Lot approximately 0.1848 acres; Resale condition

Interior

• Kitchen: Kitchen on main level (11x11)
• Bedrooms: Bedroom on upper level (14x10); Bedroom on upper level (15x14); Bedroom on main level (10x9)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Finished basement with walk-up access; 8 total rooms
• Laundry & utility: Laundry room in lower level (18x16)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 36% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $80k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.99% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.11%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $204,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Arlene Ave	0.00mi	4/1.5	1,318 (0%)	0mo	$90,000	$68	98
170 Maryellen Dr	0.24mi	3/1.0 (-1)	1,326 (+1%)	9mo	$215,000	$162	75
166 Maryellen Dr	0.26mi	3/1.5 (-1)	1,370 (+4%)	0mo	$223,500	$163	74
173 Maryellen Dr	0.21mi	3/1.5 (-1)	1,380 (+5%)	2mo	$230,000	$167	74
109 Arlene Ave	0.01mi	4/1.5	1,163 (-12%)	15mo	$185,000	$159	66
878 Joan Dr	0.23mi	3/2.0 (-1)	1,281 (-3%)	12mo	$194,900	$152	66
411 Woodland Rd	0.69mi	4/1.0	1,323 (+0%)	3mo	$115,000	$87	65
136 Mckee Rd	0.25mi	3/1.5 (-1)	1,366 (+4%)	14mo	$160,000	$117	64
3812 Alice Ave	0.50mi	3/1.0 (-1)	1,152 (-13%)	3mo	$161,500	$140	48
1011 Taylor St	0.64mi	5/2.0 (+1)	1,489 (+13%)	1mo	$240,000	$161	39
1303 Denning Way	0.41mi	3/2.0 (-1)	1,150 (-13%)	15mo	$168,000	$146	38
1001 Taylor St	0.67mi	3/1.5 (-1)	1,480 (+12%)	13mo	$230,000	$155	30

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: 28.4%
• Equity multiple: 2.18×
• Total profit: $26,480
• Equity at exit: $11,928

10-year hold

• IRR: 35.8%
• Equity multiple: 4.31×
• Total profit: $74,062
• Equity at exit: $6,917

Cash invested: $22,400 (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 15137

• Home prices YoY: -9.2%
• Active inventory: 31
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $618

Break-even live

Break-even rent $810

Max offer price $80,000

Occupancy floor 56%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	14d	1	1.10mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $80,000 Pending 26 DOM
2. 2026-06-03
   days on market $80,000 Contingent 25 DOM
3. 2026-06-02
   days on market $80,000 Contingent 24 DOM
4. 2026-06-01
   days on market $80,000 Contingent 23 DOM
5. 2026-05-31
   days on market $80,000 Contingent 22 DOM
6. 2026-05-13
   historical Contingent
7. 2026-05-09
   listed $80,000 Active
8. 1992-09-01
   soldstatus $51,000

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $2,241 · $187/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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,104
• − Mortgage interest: −$4,481
• − Property taxes: −$2,241
• − Insurance: −$400
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,327
• Taxable income: $6,598
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $5,833/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 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

• County: Allegheny County · 1,022,028 people
• City population: 8,451
• Metro: Pittsburgh, PA
• Population (ZIP): 10,043
• Household income: $53,632
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 393.0

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 (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 2% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 97% English-only · Vietnamese 2%

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: ▼ -25.43%
• Current HPI: 252.4089
• Rent YoY: —
• 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

+56.9% since first listed

3 events — show timeline

• 2026-05-13 Contingent — West Penn MLS
• 2026-05-09 Listed $80,000 West Penn MLS
• 1992-09-01 Sold (Public Records) $51,000 Public Records

Property tax history

-0.1%/yr

Latest (2026): $2,241 · +0.0% YoY. Source: county tax records.