1200 Robbie Dr · Irwin, PA 15642

$114,900

3 bd · 2.0 ba · 1,026 sqft · Other public records · 10 Days on market

Built 1958 10,349 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 +18.3/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Rent growth +4.3/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AGE ESTIMATED NEWER ROOF, H2O, GRG DOOR PARTIALLY FINISHED GAMEROOM PRIVATE LOT, MUCH POTENTIAL!

Key facts

• Ranch style home
• Workshop
• One level living

Tags

• RANCH STYLE HOME
• NORWIN SCHOOL DISTRICT
• ONE LEVEL LIVING
• EXPANSIVE LOWER LEVEL
• GAME ROOM
• WORKSHOP

Property features AI

Exterior

• Parking: Attached garage (built-in), 1 parking space
• Utilities: Public water; Public sewer; Gas heating (utility)
• Home design: Single-story home; Asphalt roof
• Construction: Asphalt roof
• Exterior features: Lot is approximately 0.24 acres; Resale property

Interior

• Kitchen: Kitchen on main level (8x18)
• Bedrooms: Bedroom (main level) 10x12; Bedroom (main level) 8x10
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Carpet, hardwood and tile flooring; Full basement; Game room (lower level); Den (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

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 $115k).
• Cap rate 7.4% vs local median 1.8% in Irwin — 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 83/100 on livability (#122 in PA, #958 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: employment D+, amenities F.
• Norwin SD (suburban): math 60% / reading 76% proficiency, ranked #32 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.2%/yr); 140 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• This rent is only 15% of the median local income ($98k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $76k; list at $115k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.15% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-6,705
• Equity at exit: $17,132

10-year hold

• IRR: 8.8%
• Equity multiple: 1.81×
• Total profit: $26,018
• Equity at exit: $9,934

Cash invested: $32,172 (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 15642

• Rents YoY: 7.2%
• Active inventory: 140
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $105

Break-even live

Break-even rent $1,051

Max offer price $114,900

Occupancy floor 86%

Sensitivity live

Price	-10% $171	-5% $138	+0% $105	+5% $73	+10% $40
Rent	-10% $12	-5% $59	+0% $105	+5% $152	+10% $199
Rate	-1.0pp $163	-0.5pp $135	base $105	+0.5pp $76	+1.0pp $45

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Sherman Ave Irwin, PA	2.0	1.0	952	$1,100	$1.16	24d	1	0.54mi
811 Sherman Ave Irwin, PA	2.0	1.0	953	$995	$1.04	17d	1	0.54mi
211 Colony Dr Irwin, PA	2.0	1.0	950	$1,122	$1.18	2d	1	1.11mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $114,900 Pending 10 DOM
2. 2026-06-09
   days on market $114,900 Contingent 7 DOM
3. 2026-06-08
   days on market $114,900 Contingent 6 DOM
4. 2026-06-07
   statusdays on market $114,900 Contingent 5 DOM
5. 2026-06-03
   remarks 687-char remark
6. 2026-06-03
   listed $114,900 Active 1 DOM

ⓘ 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: $2,162 · $180/mo
• Projected year-2 tax: $2,162 · $180/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 4/10 Moderate 7 d/yr ≥96°F today · 18 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: $14,219
• − Mortgage interest: −$6,436
• − Property taxes: −$2,162
• − Insurance: −$574
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$3,343
• Taxable loss: −$571
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,403/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: Norwin SD
• NCES district ID: 4217940
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $62,686
• Composite: 58.86/100
• National rank: #973
• State rank: #32 of 539 in PA

Livability — Irwin

• Score: 83/100
• State rank: #122
• US rank: #958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westmoreland County · 183,777 people
• City population: 46,325
• Metro: Pittsburgh, PA
• Population (ZIP): 46,325
• Household income: $97,706
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 349.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• 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: ▼ -129.70%
• Current HPI: 180.8812
• Rent YoY: ▲ 7.15%
• 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

+55.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $114,900 West Penn MLS
• 1997-07-31 Sold (MLS) $75,800 West Penn MLS
• 1997-05-01 Listed $73,900 West Penn MLS

Property tax history

+2.8%/yr

Latest (2026): $2,162 · +2.6% YoY. Source: county tax records.