331 Pine St · Latrobe, PA 15650

$99,900

3 bd · 2.0 ba · — sqft · Other · 65 Days on market

5,000 sqft lot

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Schools +4.9/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity with immediate income potential! This turnkey property features long-term tenants and a strong, consistent rental history, offering stability from day one. The home has been well maintained by the owner, reflecting pride of ownership and minimizing near-term capital needs. With current market rents on the rise, there is excellent potential to increase ROI and maximize returns over time. Ideally located near shopping, dining, and everyday amenities, this property is perfectly positioned to attract and retain tenants. A smart addition to any portfolio—this one won’t last long!

Key facts

• 5,000 sq ft lot
• 2 parking spots
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#181 in PA, #1,511 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Greater Latrobe SD (suburban): math 52% / reading 62% proficiency, ranked #94 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.2%/yr); 110 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.19% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-5,923
• Equity at exit: $14,895

10-year hold

• IRR: 7.8%
• Equity multiple: 1.69×
• Total profit: $19,179
• Equity at exit: $8,638

Cash invested: $27,972 (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 15650

• Rents YoY: 6.2%
• Active inventory: 110
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $105

Break-even live

Break-even rent $940

Max offer price $99,900

Occupancy floor 85%

Sensitivity live

Price	-10% $161	-5% $133	+0% $105	+5% $76	+10% $48
Rent	-10% $20	-5% $62	+0% $105	+5% $147	+10% $189
Rate	-1.0pp $155	-0.5pp $130	base $105	+0.5pp $79	+1.0pp $52

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Irving Ave Latrobe, PA	2.0	1.0	—	$850	—	17d	1	0.27mi
13 W Madison St Latrobe, PA	2.0	1.5	—	$975	—	2d	1	0.27mi
13 W Madison St Latrobe, PA	3.0	1.5	—	$975	—	13d	1	0.27mi
125 Avenue A Latrobe, PA	2.0	2.0	—	$1,350	—	44d	1	0.42mi
114 Thompson St Unit 2 Latrobe, PA	2.0	1.0	—	$875	—	2d	1	0.81mi
26 E 1st Ave Latrobe, PA	2.0	1.0	1200	$1,100	$0.92	2d	1	1.09mi

Listing history 22 events

1. 2026-06-18
   days on market $99,900 Active 65 DOM
2. 2026-06-17
   days on market $99,900 Active 64 DOM
3. 2026-06-16
   days on market $99,900 Active 63 DOM
4. 2026-06-15
   days on market $99,900 Active 62 DOM
5. 2026-06-13
   days on market $99,900 Active 60 DOM
6. 2026-06-09
   days on market $99,900 Active 56 DOM
7. 2026-06-08
   days on market $99,900 Active 55 DOM
8. 2026-06-07
   days on market $99,900 Active 54 DOM
9. 2026-06-05
   days on market $99,900 Active 51 DOM
10. 2026-06-03
    days on market $99,900 Active 50 DOM
11. 2026-06-02
    days on market $99,900 Active 49 DOM
12. 2026-06-01
    days on market $99,900 Active 48 DOM
13. 2026-05-31
    days on market $99,900 Active 47 DOM
14. 2026-04-28
    price $109,900 622-char remark

    Show marketing remark (622 chars)

    Great investment opportunity with immediate income potential! This turnkey property features long-term tenants and a strong, consistent rental history, offering stability from day one. The home has been well maintained by the owner, reflecting pride of ownership and minimizing near-term capital needs. With current market rents on the rise, there is excellent potential to increase ROI and maximize returns over time. Ideally located near shopping, dining, and everyday amenities, this property is perfectly positioned to attract and retain tenants. A smart addition to any portfolio—this one won’t last long!

15. 2026-04-14
    listed $124,900 Active 622-char remark

    Show marketing remark (622 chars)

    Great investment opportunity with immediate income potential! This turnkey property features long-term tenants and a strong, consistent rental history, offering stability from day one. The home has been well maintained by the owner, reflecting pride of ownership and minimizing near-term capital needs. With current market rents on the rise, there is excellent potential to increase ROI and maximize returns over time. Ideally located near shopping, dining, and everyday amenities, this property is perfectly positioned to attract and retain tenants. A smart addition to any portfolio—this one won’t last long!

16. 2016-09-21
    soldstatus $50,000
17. 2016-09-20
    price $50,000 330-char remark

    Show marketing remark (330 chars)

    A great investment opportunity. Shed in back yard and parking pad for 4 vehicles, access from the alley. Eat in kitchens, hardwood floors. Each unit has separate electric, front covered porch, full baths in both units. Downstairs unit has access to the basement. Upstairs unit has access to the attic which is 3 rooms for storage.

18. 2016-09-19
    price $55,000 330-char remark

    Show marketing remark (330 chars)

    A great investment opportunity. Shed in back yard and parking pad for 4 vehicles, access from the alley. Eat in kitchens, hardwood floors. Each unit has separate electric, front covered porch, full baths in both units. Downstairs unit has access to the basement. Upstairs unit has access to the attic which is 3 rooms for storage.

19. 2016-09-19
    soldstatus $50,000 Sold 330-char remark

    Show marketing remark (330 chars)

    A great investment opportunity. Shed in back yard and parking pad for 4 vehicles, access from the alley. Eat in kitchens, hardwood floors. Each unit has separate electric, front covered porch, full baths in both units. Downstairs unit has access to the basement. Upstairs unit has access to the attic which is 3 rooms for storage.

20. 2016-08-16
    historical Contingent 330-char remark

    Show marketing remark (330 chars)

    A great investment opportunity. Shed in back yard and parking pad for 4 vehicles, access from the alley. Eat in kitchens, hardwood floors. Each unit has separate electric, front covered porch, full baths in both units. Downstairs unit has access to the basement. Upstairs unit has access to the attic which is 3 rooms for storage.

21. 2016-08-11
    price $55,000 330-char remark

    Show marketing remark (330 chars)

    A great investment opportunity. Shed in back yard and parking pad for 4 vehicles, access from the alley. Eat in kitchens, hardwood floors. Each unit has separate electric, front covered porch, full baths in both units. Downstairs unit has access to the basement. Upstairs unit has access to the attic which is 3 rooms for storage.

22. 2016-06-11
    listed $64,900 Active 330-char remark

    Show marketing remark (330 chars)

    A great investment opportunity. Shed in back yard and parking pad for 4 vehicles, access from the alley. Eat in kitchens, hardwood floors. Each unit has separate electric, front covered porch, full baths in both units. Downstairs unit has access to the basement. Upstairs unit has access to the attic which is 3 rooms for storage.

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $2,121 · $177/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,864
• − Mortgage interest: −$5,596
• − Property taxes: −$2,121
• − Insurance: −$500
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,906
• Taxable loss: −$316
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $1,332/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: Greater Latrobe SD
• NCES district ID: 4210980
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 62% ▼ -17.00%
• Median HH income: $53,111
• Composite: 48.85/100
• National rank: #2087
• State rank: #94 of 539 in PA

Livability — Latrobe

• Score: 81/100
• State rank: #181
• US rank: #1511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Latrobe, PA
• County: Westmoreland County · 183,777 people
• City population: 26,312
• Metro: Pittsburgh, PA
• Population (ZIP): 26,312
• Household income: $63,305
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 714.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 10% Slovak 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -119.30%
• Current HPI: 152.0097
• Rent YoY: ▲ 6.19%
• 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

+69.3% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $109,900 West Penn MLS
• 2026-04-14 Listed $124,900 West Penn MLS
• 2016-09-21 Sold (Public Records) $50,000 Public Records
• 2016-09-20 Price Changed $50,000 West Penn MLS
• 2016-09-19 Sold (MLS) $50,000 West Penn MLS
• 2016-09-19 Price Changed $55,000 West Penn MLS
• 2016-08-16 Contingent — West Penn MLS
• 2016-08-11 Price Changed $55,000 West Penn MLS
• 2016-06-11 Listed $64,900 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $2,121 · -0.0% YoY. Source: county tax records.