5421 Route 711 · Robinson, PA 15944

$84,500

3 bd · 2.0 ba · 1,720 sqft · SingleFamily · 158 Days on market

Built 1987 Poor condition 3.00 ac lot $49/sqft · 65% below area

---

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 +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Seize a unique opportunity on this expansive 3-acre wooded lot in New Florence! This 1,720 sq. ft. home, featuring a spacious open floor plan and cathedral ceilings, is a true "blank canvas" project for the right visionary. The property includes an oversized garage and a versatile pole building previously used as an office and workshop. Please note the interior and mechanical systems require a full overhaul and the home is being sold strictly as-is. If you are looking for a significant project with plenty of acreage and storage, this is the one.

Key facts

• Oversized garage
• 3 acre lot
• Built 1987

Tags

• EXPANSIVE 3 ACRE WOODED LOT
• OVERSIZED GARAGE
• VERSATILE POLE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,651 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, schools F.
• Ligonier Valley SD (rural): math 28% / reading 57% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $1k of equity ($584 loan paydown + $714 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.47% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.04%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $240,527
• List price: $84,500
• Delta: -64.87%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.10×
• Total profit: $26,130
• Equity at exit: $28,168

10-year hold

• IRR: 24.9%
• Equity multiple: 3.97×
• Total profit: $70,326
• Equity at exit: $36,913

Cash invested: $23,660 (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 15944

• Home prices YoY: 0.4%
• Active inventory: 14
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $395

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 63%

Sensitivity live

Price	-10% $454	-5% $424	+0% $395	+5% $366	+10% $337
Rent	-10% $297	-5% $346	+0% $395	+5% $444	+10% $493
Rate	-1.0pp $438	-0.5pp $417	base $395	+0.5pp $373	+1.0pp $351

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $84,500 Active 158 DOM
2. 2026-06-18
   days on market $84,500 Active 155 DOM
3. 2026-06-17
   days on market $84,500 Active 154 DOM
4. 2026-06-16
   days on market $84,500 Active 153 DOM
5. 2026-06-15
   days on market $84,500 Active 152 DOM
6. 2026-06-13
   days on market $84,500 Active 150 DOM
7. 2026-06-09
   days on market $84,500 Active 146 DOM
8. 2026-06-08
   days on market $84,500 Active 145 DOM
9. 2026-06-07
   days on market $84,500 Active 144 DOM
10. 2026-06-05
    days on market $84,500 Active 141 DOM
11. 2026-06-03
    days on market $84,500 Active 140 DOM
12. 2026-06-02
    days on market $84,500 Active 139 DOM
13. 2026-06-01
    days on market $84,500 Active 138 DOM
14. 2026-05-31
    days on market $84,500 Active 137 DOM
15. 2026-01-14
    listed $84,500 Active 561-char remark

    Show marketing remark (561 chars)

    Seize a unique opportunity on this expansive 3-acre wooded lot in New Florence! This 1,720 sq. ft. home, featuring a spacious open floor plan and cathedral ceilings, is a true "blank canvas" project for the right visionary. The property includes an oversized garage and a versatile pole building previously used as an office and workshop. Please note the interior and mechanical systems require a full overhaul and the home is being sold strictly as-is. If you are looking for a significant project with plenty of acreage and storage, this is the one.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,873
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,458
• Taxable income: $3,612
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $3,875/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repair, presenting a significant opportunity for a visionary investor to create a valuable asset.

Repairs flagged

• Major siding — Severe weathering and damage
• Major roof — Exposed structure
• Major flooring — Worn and potentially structurally compromised
• Major interior walls — Significant damage and disrepair

Value-add opportunities

• Both exterior renovation — Enhances curb appeal and value
• Both interior renovation — Improves livability and value
• Both roof replacement — Fixes structural issues and enhances safety
• Both flooring replacement — Improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
roof · Exposed structure	Major	$15,000–50,000
flooring · Worn and potentially structurally compromised	Major	$15,000–50,000
interior walls · Significant damage and disrepair	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior renovation — Enhances curb appeal and value ↑
• Both interior renovation — Improves livability and value ↑
• Both roof replacement — Fixes structural issues and enhances safety ↑
• Both flooring replacement — Improves comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ligonier Valley SD
• NCES district ID: 4213710
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $47,879
• Composite: 36.25/100
• National rank: #4714
• State rank: #310 of 539 in PA

Livability — Robinson

• Score: 56/100
• State rank: #1651
• US rank: #22918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 727
• Population (ZIP): 3,198

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 3%
• Foreign-born: 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: ▲ 0.85%
• Current HPI: 231.4381
• 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

1 event — show timeline

• 2026-01-14 Listed $84,500 West Penn MLS