214 5th Ave · New Kensington, PA 15068

$93,000

6 bd · 4.0 ba · — sqft · Other · 123 Days on market

Built 1900 4,800 sqft lot Est $112k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Apt #1 - Lower - This 2-bedroom, first-floor apartment features a decorative mantle and wood-style flooring throughout. Large windows fill the space with plenty of natural light. Enjoy the convenience of a private entrance and a complete kitchen. Enter from the deck in the back. Private in-unit laundry hookups. Apt #2 - Upper - Located on the 2nd floor with a private entrance in the front and a spacious deck perfect for relaxing or entertaining. Features wood floors, a separate dining room, and an amazing custom kitchen complete with in-unit laundry. Recently painted throughout and highlighted by a charming decorative mantle. New furnace in this unit.

Key facts

• Spacious deck
• Private entrance
• Decorative mantle

Tags

• DECORATIVE MANTLE
• WOOD STYLE FLOORING
• PRIVATE ENTRANCE
• COMPLETE KITCHEN
• PRIVATE IN UNIT LAUNDRY
• SPACIOUS DECK

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath other listed at $93k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 7.2% in New Kensington — 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 69/100 on livability (#840 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D, crime F.
• New Kensington-Arnold SD (suburban): math 16% / reading 31% proficiency, ranked #483 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 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 + 1.9% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $93k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.90% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.59%
• DSCR: 2.45
• GRM: 4.4

CMA / ARV

• ARV (median comp): $111,537
• List price: $93,000
• Delta: -16.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.92×
• Total profit: $23,892
• Equity at exit: $13,867

10-year hold

• IRR: 29.9%
• Equity multiple: 3.53×
• Total profit: $65,962
• Equity at exit: $8,041

Cash invested: $26,040 (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 15068

• Home prices YoY: -12.2%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$39
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $641

Break-even live

Break-even rent $959

Max offer price $93,000

Occupancy floor 59%

Sensitivity live

Price	-10% $693	-5% $667	+0% $641	+5% $614	+10% $588
Rent	-10% $501	-5% $571	+0% $641	+5% $711	+10% $780
Rate	-1.0pp $687	-0.5pp $664	base $641	+0.5pp $617	+1.0pp $592

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $93,000 Active 123 DOM
2. 2026-06-17
   days on market $93,000 Active 122 DOM
3. 2026-06-16
   days on market $93,000 Active 121 DOM
4. 2026-06-15
   days on market $93,000 Active 120 DOM
5. 2026-06-13
   days on market $93,000 Active 118 DOM
6. 2026-06-09
   days on market $93,000 Active 114 DOM
7. 2026-06-08
   days on market $93,000 Active 113 DOM
8. 2026-06-07
   days on market $93,000 Active 112 DOM
9. 2026-06-05
   days on market $93,000 Active 109 DOM
10. 2026-06-03
    days on market $93,000 Active 108 DOM
11. 2026-06-02
    days on market $93,000 Active 107 DOM
12. 2026-06-01
    days on market $93,000 Active 106 DOM
13. 2026-05-31
    days on market $93,000 Active 105 DOM
14. 2026-05-02
    status Active 659-char remark

    Show marketing remark (659 chars)

    Apt #1 - Lower - This 2-bedroom, first-floor apartment features a decorative mantle and wood-style flooring throughout. Large windows fill the space with plenty of natural light. Enjoy the convenience of a private entrance and a complete kitchen. Enter from the deck in the back. Private in-unit laundry hookups. Apt #2 - Upper - Located on the 2nd floor with a private entrance in the front and a spacious deck perfect for relaxing or entertaining. Features wood floors, a separate dining room, and an amazing custom kitchen complete with in-unit laundry. Recently painted throughout and highlighted by a charming decorative mantle. New furnace in this unit.

15. 2026-01-07
    price $93,000 659-char remark

    Show marketing remark (659 chars)

    Apt #1 - Lower - This 2-bedroom, first-floor apartment features a decorative mantle and wood-style flooring throughout. Large windows fill the space with plenty of natural light. Enjoy the convenience of a private entrance and a complete kitchen. Enter from the deck in the back. Private in-unit laundry hookups. Apt #2 - Upper - Located on the 2nd floor with a private entrance in the front and a spacious deck perfect for relaxing or entertaining. Features wood floors, a separate dining room, and an amazing custom kitchen complete with in-unit laundry. Recently painted throughout and highlighted by a charming decorative mantle. New furnace in this unit.

16. 2025-12-11
    listed $99,000 Active 659-char remark

    Show marketing remark (659 chars)

    Apt #1 - Lower - This 2-bedroom, first-floor apartment features a decorative mantle and wood-style flooring throughout. Large windows fill the space with plenty of natural light. Enjoy the convenience of a private entrance and a complete kitchen. Enter from the deck in the back. Private in-unit laundry hookups. Apt #2 - Upper - Located on the 2nd floor with a private entrance in the front and a spacious deck perfect for relaxing or entertaining. Features wood floors, a separate dining room, and an amazing custom kitchen complete with in-unit laundry. Recently painted throughout and highlighted by a charming decorative mantle. New furnace in this unit.

17. 2022-07-13
    status Pending 466-char remark

    Show marketing remark (466 chars)

    Investors welcome! This charming up and down duplex has a newer roof and large front yard. The upstairs unit has some updates, lovely stained glass windows and built-ins, along with a covered porch to sit out and look over the large yard. The downstairs unit has two bedrooms and updated bathroom. Convenient alley in the back for the second unit. Both units are heated by the gas supplied heat boxes. There are laundry areas in each unit. Property being sold as is

18. 2022-07-13
    soldstatus $32,000 Closed 466-char remark

    Show marketing remark (466 chars)

    Investors welcome! This charming up and down duplex has a newer roof and large front yard. The upstairs unit has some updates, lovely stained glass windows and built-ins, along with a covered porch to sit out and look over the large yard. The downstairs unit has two bedrooms and updated bathroom. Convenient alley in the back for the second unit. Both units are heated by the gas supplied heat boxes. There are laundry areas in each unit. Property being sold as is

19. 2022-05-21
    historical Contingent 466-char remark

    Show marketing remark (466 chars)

    Investors welcome! This charming up and down duplex has a newer roof and large front yard. The upstairs unit has some updates, lovely stained glass windows and built-ins, along with a covered porch to sit out and look over the large yard. The downstairs unit has two bedrooms and updated bathroom. Convenient alley in the back for the second unit. Both units are heated by the gas supplied heat boxes. There are laundry areas in each unit. Property being sold as is

20. 2022-04-29
    listed $44,900 Active 466-char remark

    Show marketing remark (466 chars)

    Investors welcome! This charming up and down duplex has a newer roof and large front yard. The upstairs unit has some updates, lovely stained glass windows and built-ins, along with a covered porch to sit out and look over the large yard. The downstairs unit has two bedrooms and updated bathroom. Convenient alley in the back for the second unit. Both units are heated by the gas supplied heat boxes. There are laundry areas in each unit. Property being sold as is

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $1,979 · $165/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,243
• − Mortgage interest: −$5,209
• − Property taxes: −$1,979
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$2,705
• Taxable income: $6,687
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $6,083/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: New Kensington-Arnold SD
• NCES district ID: 4216740
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 31% ▼ -13.00%
• Median HH income: $34,386
• Composite: 19.26/100
• National rank: #8805
• State rank: #483 of 539 in PA

Livability — New Kensington

• Score: 69/100
• State rank: #840
• US rank: #8791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Kensington, PA
• County: Westmoreland County · 183,777 people
• City population: 36,203
• Metro: Pittsburgh, PA
• Population (ZIP): 36,203
• Household income: $63,426
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 967.0

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 (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Subsaharan African 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% 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: ▼ -42.50%
• Current HPI: 305.926
• Rent YoY: ▲ 1.90%
• 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

+107.1% since first listed

7 events — show timeline

• 2026-05-02 Relisted — West Penn MLS
• 2026-01-07 Price Changed $93,000 West Penn MLS
• 2025-12-11 Listed $99,000 West Penn MLS
• 2022-07-13 Pending — West Penn MLS
• 2022-07-13 Sold (MLS) $32,000 West Penn MLS
• 2022-05-21 Contingent — West Penn MLS
• 2022-04-29 Listed $44,900 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $1,979 · +0.0% YoY. Source: county tax records.