419 Vandergrift Ln · East Vandergrift, PA 15629

$86,900

3 bd · 2.0 ba · 1,016 sqft · SingleFamily · 236 Days on market

Built 1920 Fair condition 0.45 ac lot $86/sqft · 33% above area Est $65k · 33% over ↓ 17% since listing

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Why this score? — see what drove the C+ 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 +25.2/30.0
• Appreciation +8.4/10.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 419 Vandergrift Lane in East Vandergrift! This charming 2-story home sits on a spacious lot with a 1-car detached garage and plenty of room for outdoor activities or additional off-street parking. Enjoy relaxing on the covered front porch—a perfect spot for morning coffee. Inside, you'll find generously sized rooms ideal for holiday gatherings. The open-concept main floor features a welcoming living room that flows into the dining area and kitchen. Upstairs offers 3 comfortable bedrooms and a full bath. A great opportunity to make this well-kept home your own!

Key facts

• Covered front porch
• Detached garage
• 0.45 acre lot

Tags

• DETACHED GARAGE
• COVERED FRONT PORCH
• OPEN-CONCEPT MAIN FLOOR
• GENEROUSLY SIZED ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,272 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Kiski Area SD (suburban): math 33% / reading 60% proficiency, ranked #247 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($601 loan paydown + $6k appreciation (6.9% 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 (6.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $65,426
• List price: $86,900
• Delta: 32.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 River Rd	0.24mi	2/1.0 (-1)	1,044 (+3%)	21mo	$151,000	$145	58
608 Kennedy Ave	0.33mi	3/1.0	1,152 (+13%)	2mo	$105,000	$91	56
716 Kennedy Ave	0.39mi	2/2.0 (-1)	1,136 (+12%)	6mo	$68,000	$60	52
1419 Robbins Ave	0.55mi	2/1.5 (-1)	1,088 (+7%)	8mo	$22,000	$20	49
508 Mckinley Ave	0.28mi	2/1.5 (-1)	1,152 (+13%)	10mo	$165,000	$143	49
233 Sherman Ave	0.28mi	2/1.0 (-1)	900 (-11%)	15mo	$65,000	$72	46
322 Chestnut St	0.58mi	3/1.0	1,150 (+13%)	3mo	$37,500	$33	44
1290 Jefferson St	0.69mi	2/2.0 (-1)	1,056 (+4%)	16mo	$114,000	$108	43
606 18th St	0.50mi	3/1.0	1,152 (+13%)	12mo	$175,000	$152	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.55×
• Total profit: $37,831
• Equity at exit: $59,445

10-year hold

• IRR: 21.0%
• Equity multiple: 5.28×
• Total profit: $104,050
• Equity at exit: $112,224

Cash invested: $24,332 (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 15629

• Home prices YoY: 7.0%
• Active inventory: 5
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,304/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $128

Break-even live

Break-even rent $844

Max offer price $86,900

Occupancy floor 82%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
434 Mckinley Ave Vandergrift - WML, PA	1.0–2.0	1.0	933	$1,098	$1.18	1d	3	0.03mi
121 McKinley Ave Unit 121-B Vandergrift, PA	2.0	1.0	1064	$850	$0.80	43d	1	0.29mi
121 McKinley Ave Vandergrift, PA	2.0	1.0	1064	$795	$0.75	7d	1	0.29mi
1005 Hancock Ave Vandergrift, PA	3.0	2.0	1400	$1,395	$1.00	17d	1	0.77mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $86,900 Pending 236 DOM
2. 2026-06-05
   days on market $86,900 Active 234 DOM
3. 2026-06-03
   days on market $86,900 Active 233 DOM
4. 2026-06-02
   days on market $86,900 Active 232 DOM
5. 2026-06-01
   days on market $86,900 Active 231 DOM
6. 2026-05-31
   days on market $86,900 Active 230 DOM
7. 2026-01-08
   price $86,900 583-char remark

   Show marketing remark (583 chars)

   Welcome to 419 Vandergrift Lane in East Vandergrift! This charming 2-story home sits on a spacious lot with a 1-car detached garage and plenty of room for outdoor activities or additional off-street parking. Enjoy relaxing on the covered front porch—a perfect spot for morning coffee. Inside, you'll find generously sized rooms ideal for holiday gatherings. The open-concept main floor features a welcoming living room that flows into the dining area and kitchen. Upstairs offers 3 comfortable bedrooms and a full bath. A great opportunity to make this well-kept home your own!

8. 2025-11-03
   price $96,900 583-char remark

   Show marketing remark (583 chars)

   Welcome to 419 Vandergrift Lane in East Vandergrift! This charming 2-story home sits on a spacious lot with a 1-car detached garage and plenty of room for outdoor activities or additional off-street parking. Enjoy relaxing on the covered front porch—a perfect spot for morning coffee. Inside, you'll find generously sized rooms ideal for holiday gatherings. The open-concept main floor features a welcoming living room that flows into the dining area and kitchen. Upstairs offers 3 comfortable bedrooms and a full bath. A great opportunity to make this well-kept home your own!

9. 2025-10-07
   listed $105,000 Active 583-char remark

   Show marketing remark (583 chars)

   Welcome to 419 Vandergrift Lane in East Vandergrift! This charming 2-story home sits on a spacious lot with a 1-car detached garage and plenty of room for outdoor activities or additional off-street parking. Enjoy relaxing on the covered front porch—a perfect spot for morning coffee. Inside, you'll find generously sized rooms ideal for holiday gatherings. The open-concept main floor features a welcoming living room that flows into the dining area and kitchen. Upstairs offers 3 comfortable bedrooms and a full bath. A great opportunity to make this well-kept home your own!

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,077
• − Mortgage interest: −$4,868
• − Property taxes: −$1,304
• − Insurance: −$1,232
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,528
• Taxable income: $214
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,486/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

Fair 45/100 Moderate rehab

This 2-story home requires moderate renovations to update the kitchen and bathroom, and paint the interior walls. The exterior siding shows moderate wear. Replacing the carpeting with hardwood or tile would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures and wallpaper — modernizing the bathroom
• Both paint interior walls — enhances the overall appearance
• Both replace carpeting with hardwood or tile — improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures and wallpaper — modernizing the bathroom ↑
• Both paint interior walls — enhances the overall appearance ↑
• Both replace carpeting with hardwood or tile — improves both resale and rental 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: Kiski Area SD
• NCES district ID: 4212840
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $49,407
• Composite: 39.72/100
• National rank: #3900
• State rank: #247 of 539 in PA

Livability — East Vandergrift

• Score: 63/100
• State rank: #1272
• US rank: #15717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Vandergrift, PA
• City population: 650
• Population (ZIP): 650

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 12% Iranian 2% Scotch-Irish 1%
• Languages at home: 99% 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: ▲ 6.86%
• Current HPI: 105.1557
• 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

-17.2% since first listed

3 events — show timeline

• 2026-01-08 Price Changed $86,900 West Penn MLS
• 2025-11-03 Price Changed $96,900 West Penn MLS
• 2025-10-07 Listed $105,000 West Penn MLS