3 Alta Vita Dr #608 · Hempfield, PA 15601

$200,000

3 bd · 2.0 ba · 1,980 sqft · Condo · 115 Days on market

Built 1982 Good condition $101/sqft · 11% below area Est $225k · 11% under $368/mo HOA · 27% of rent ↓ 17% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +12.5/15.0
• Schools +7.2/10.0
• Rent growth +4.5/5.0
• Condition / age +3.8/5.0
• Cash flow +2.8/30.0
• Livability +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3 bed, 2 bath condo offering the convenience of one-floor living at its best! From the moment you step inside, you’ll love the open, airy layout filled with natural light and thoughtfully designed living spaces. Enjoy a spacious feel throughout, plus the added convenience of an in-unit laundry room—making everyday living effortless. Step right out from the dining area onto your private deck—perfect for morning coffee or relaxing evenings.

Key facts

• Private deck
• In-unit laundry room
• Parking garage

Tags

• ONE-FLOOR LIVING
• IN-UNIT LAUNDRY ROOM
• PRIVATE DECK
• PARKING GARAGE
• PRIVATE STORAGE UNIT
• PARTY REC ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-664 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (48.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (31.3% below list).
• Recommended offer: $104k (48.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hempfield Area SD (suburban): math 50% / reading 64% proficiency, ranked #90 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hempfield Area Shs (math 73% / reading 24%, grade D, #151 of 437 statewide, top 35%, 1,661 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 393 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 115 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $103,890 (48.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 2.31%
• Cash-on-cash: -14.23%
• DSCR: 0.37
• GRM: 12.1

CMA / ARV

• ARV (median comp): $225,077
• List price: $200,000
• Delta: -11.14%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Alta Vita Dr #206	0.04mi	2/2.0 (-1)	1,650 (-17%)	0mo	$280,000	$170	68
50 Lakeridge Dr	0.44mi	3/2.5	2,352 (+19%)	0mo	$370,000	$157	52
510 Buckingham Dr	1.22mi	4/2.5 (+1)	2,015 (+2%)	4mo	$169,600	$84	52
807 Cochran Dr	0.99mi	3/2.5	2,177 (+10%)	3mo	$482,000	$221	44
607 Westland Dr	1.44mi	4/2.5 (+1)	1,824 (-8%)	4mo	$335,000	$184	42
736 Melvin Dr	1.05mi	3/2.0	1,658 (-16%)	0mo	$329,500	$199	40
504 Sawmill Rd	1.13mi	3/2.0	1,579 (-20%)	2mo	$280,000	$177	38
519 Sawmill Rd	1.09mi	4/3.0 (+1)	2,204 (+11%)	3mo	$450,000	$204	35
575 Fairfield Dr	0.84mi	2/2.0 (-1)	1,500 (-24%)	3mo	$223,000	$149	32
7 Woodstone Dr	1.05mi	4/2.5 (+1)	2,279 (+15%)	1mo	$560,000	$246	32
310 Satinwood Ln	0.92mi	4/3.0 (+1)	2,266 (+14%)	0mo	$532,900	$235	32
311 Amblewood Cir	1.06mi	4/3.0 (+1)	2,306 (+16%)	5mo	$436,000	$189	27

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 · 7.95% rent growth · sell at horizon

5-year hold

• IRR: -35.8%
• Equity multiple: -0.20×
• Total profit: $-67,276
• Equity at exit: $29,821

10-year hold

• IRR: -21.9%
• Equity multiple: -0.42×
• Total profit: $-79,369
• Equity at exit: $17,292

Cash invested: $56,000 (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 15601

• Rents YoY: 8.0%
• Active inventory: 393
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$368
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-664

Break-even live

Break-even rent $2,215

Max offer price $103,890

Occupancy floor —

Sensitivity live

Price	-10% $-526	-5% $-595	+0% $-664	+5% $-733	+10% $-802
Rent	-10% $-773	-5% $-718	+0% $-664	+5% $-610	+10% $-556
Rate	-1.0pp $-563	-0.5pp $-613	base $-664	+0.5pp $-716	+1.0pp $-769

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: $50,000
• Closing costs: $6,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Starboard Villa Unit 207 Greensburg, PA	2.0	1.0	1230	$1,135	$0.92	93d	1	1.34mi
109 Starboard Villa Unit 109 Greensburg, PA	2.0	1.0	1230	$1,135	$0.92	20d	1	1.34mi

Property features AI

Finance

• HOA & community: HOA fee $368 monthly

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public waterPublic sewer
• Home design: Condominium (unit)Assigned entry/parking
• Exterior features: 0.041 acre lot

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorStoveSome electric appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Resale conditionHome warranty included

HOA detail $368/mo · $4,416/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $200,000 Active 115 DOM
2. 2026-08-07
   days on market $200,000 Active 114 DOM
3. 2026-08-06
   days on market $200,000 Active 113 DOM
4. 2026-08-05
   days on market $200,000 Active 112 DOM
5. 2026-08-04
   days on market $200,000 Active 111 DOM
6. 2026-08-03
   days on market $200,000 Active 110 DOM
7. 2026-07-31
   days on market $200,000 Active 107 DOM
8. 2026-07-30
   days on market $200,000 Active 105 DOM
9. 2026-07-28
   days on market $200,000 Active 104 DOM
10. 2026-07-26
    days on market $200,000 Active 102 DOM
11. 2026-07-24
    days on market $200,000 Active 100 DOM
12. 2026-07-23
    days on market $200,000 Active 99 DOM
13. 2026-07-22
    days on market $200,000 Active 98 DOM
14. 2026-07-21
    days on market $200,000 Active 97 DOM
15. 2026-07-20
    days on market $200,000 Active 96 DOM
16. 2026-07-18
    days on market $200,000 Active 94 DOM
17. 2026-07-18
    days on market $200,000 Active 93 DOM
18. 2026-07-16
    days on market $200,000 Active 92 DOM
19. 2026-07-15
    days on market $200,000 Active 91 DOM
20. 2026-07-14
    days on market $200,000 Active 90 DOM
21. 2026-07-13
    days on market $200,000 Active 89 DOM
22. 2026-07-13
    days on market $200,000 Active 88 DOM
23. 2026-07-11
    days on market $200,000 Active 87 DOM
24. 2026-07-10
    days on market $200,000 Active 86 DOM
25. 2026-07-09
    days on market $200,000 Active 85 DOM
26. 2026-07-07
    days on market $200,000 Active 83 DOM
27. 2026-07-06
    days on market $200,000 Active 82 DOM
28. 2026-07-05
    days on market $200,000 Active 81 DOM
29. 2026-07-03
    days on market $200,000 Active 79 DOM
30. 2026-07-02
    days on market $200,000 Active 78 DOM
31. 2026-07-01
    days on market $200,000 Active 77 DOM
32. 2026-06-30
    days on market $200,000 Active 76 DOM
33. 2026-06-29
    days on market $200,000 Active 75 DOM
34. 2026-06-28
    days on market $200,000 Active 74 DOM
35. 2026-06-27
    days on market $200,000 Active 73 DOM
36. 2026-06-27
    days on market $200,000 Active 72 DOM
37. 2026-06-25
    days on market $200,000 Active 70 DOM
38. 2026-06-22
    days on market $200,000 Active 68 DOM
39. 2026-06-21
    days on market $200,000 Active 67 DOM
40. 2026-06-18
    days on market $200,000 Active 64 DOM
41. 2026-06-17
    days on market $200,000 Active 63 DOM
42. 2026-06-16
    days on market $200,000 Active 62 DOM
43. 2026-06-15
    days on market $200,000 Active 61 DOM
44. 2026-06-13
    days on market $200,000 Active 59 DOM
45. 2026-06-13
    days on market $200,000 Active 58 DOM
46. 2026-06-09
    days on market $200,000 Active 55 DOM
47. 2026-06-08
    days on market $200,000 Active 54 DOM
48. 2026-06-08
    days on market $200,000 Active 53 DOM
49. 2026-06-03
    days on market $200,000 Active 49 DOM
50. 2026-06-02
    days on market $200,000 Active 48 DOM

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 18 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: $16,496
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − HOA: −$4,416
• − Depreciation: −$5,818
• Taxable loss: −$11,581
• Est. tax savings @ 24.0%: +$2,779
• After-tax cash flow: $-5,191/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $9,900–$29,700 screening

This well-maintained 3-bedroom, 2-bathroom condo is move-in ready with a good condition score and minimal cosmetic updates needed.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Update landscaping — Improves curb appeal and rental value ↑
• Both Replace window treatments — Enhances curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 72/100

Zoned Schools

Elementary West Point El Sch A- PA #123/1,518 Nat'l #2,792/41,679

Schools (NCES district)

• District: Hempfield Area SD
• NCES district ID: 4211760
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $54,928
• Composite: 49.01/100
• National rank: #2066
• State rank: #90 of 539 in PA

Livability — Hempfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Westmoreland County · 342,555 people
• Metro: Pittsburgh, PA
• Population (ZIP): 56,425
• Household income: $78,555
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

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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: ▼ -115.23%
• Current HPI: 177.4921
• Rent YoY: ▲ 7.95%
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Finance

• HOA & community: HOA fee $368 monthly

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public waterPublic sewer
• Home design: Condominium (unit)Assigned entry/parking
• Exterior features: 0.041 acre lot

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorStoveSome electric appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Resale conditionHome warranty included

Price history

-16.7% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $200,000 West Penn MLS
• 2026-04-29 Price Changed $225,000 West Penn MLS
• 2026-04-10 Listed $240,000 West Penn MLS