312 Harrison Ave · East Vandergrift, PA 15629

$89,900

2 bd · 1.0 ba · 924 sqft · Other public records · 62 Days on market

Built 1910 7,875 sqft lot $97/sqft · 91% above area

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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 +21.6/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming two-story home in the heart of East Vandergrift! This well-maintained 2-bedroom, 1-bath property offers a perfect blend of comfort and value. Step inside to find brand new flooring throughout, creating a fresh and modern feel in every room. The updated bathroom adds a stylish touch, while the functional layout makes everyday living easy and efficient. Enjoy your morning coffee or unwind in the evening on the spacious front porch, or head out back to the large deck—perfect for entertaining or simply taking in the beautiful views. Additional highlights include a clean basement offering plenty of storage space, as well as a manageable yard for low-maintenance living. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this move-in ready home is a must-see!

Key facts

• Large deck
• Brand new flooring
• Spacious front porch

Tags

• TWO STORY HOME
• BRAND NEW FLOORING
• UPDATED BATHROOM
• SPACIOUS FRONT PORCH
• LARGE DECK
• CLEAN BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (1.9% below list).
• Recommended offer: $85k (6.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $47,169
• List price: $89,900
• Delta: 90.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.6%
• Equity multiple: 2.56×
• Total profit: $39,317
• Equity at exit: $61,497

10-year hold

• IRR: 21.1%
• Equity multiple: 5.28×
• Total profit: $107,802
• Equity at exit: $116,099

Cash invested: $25,172 (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 15629

• Home prices YoY: 7.0%
• Active inventory: 5
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $882 high
• Mortgage (P&I): −$471
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $137

Break-even live

Break-even rent $709

Max offer price $89,900

Occupancy floor 80%

Sensitivity live

Price	-10% $188	-5% $162	+0% $137	+5% $111	+10% $86
Rent	-10% $67	-5% $102	+0% $137	+5% $171	+10% $206
Rate	-1.0pp $182	-0.5pp $159	base $137	+0.5pp $113	+1.0pp $90

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	2d	3	0.33mi
148 Grant Ave Apt F Vandergrift, PA	1.0	1.0	1000	$795	$0.80	18d	1	0.41mi
148 Grant Ave Vandergrift, PA	1.0	1.0	1000	$795	$0.80	15d	1	0.41mi
121 McKinley Ave Vandergrift, PA	2.0	1.0	1064	$795	$0.75	8d	1	0.41mi
121 McKinley Ave Unit 121-B Vandergrift, PA	2.0	1.0	1064	$850	$0.80	44d	1	0.41mi

Listing history 15 events

1. 2026-06-21
   days on market $89,900 Active 62 DOM
2. 2026-06-18
   days on market $89,900 Active 59 DOM
3. 2026-06-17
   days on market $89,900 Active 58 DOM
4. 2026-06-16
   days on market $89,900 Active 57 DOM
5. 2026-06-15
   days on market $89,900 Active 56 DOM
6. 2026-06-13
   days on market $89,900 Active 54 DOM
7. 2026-06-09
   days on market $89,900 Active 50 DOM
8. 2026-06-08
   days on market $89,900 Active 49 DOM
9. 2026-06-07
   days on market $89,900 Active 48 DOM
10. 2026-06-05
    days on market $89,900 Active 45 DOM
11. 2026-06-03
    days on market $89,900 Active 44 DOM
12. 2026-06-02
    pricedays on market $89,900 Active 43 DOM
13. 2026-06-01
    days on market $94,900 Active 42 DOM
14. 2026-05-31
    days on market $94,900 Active 41 DOM
15. 2026-04-20
    listed $94,900 Active 831-char remark

    Show marketing remark (831 chars)

    Welcome to this charming two-story home in the heart of East Vandergrift! This well-maintained 2-bedroom, 1-bath property offers a perfect blend of comfort and value. Step inside to find brand new flooring throughout, creating a fresh and modern feel in every room. The updated bathroom adds a stylish touch, while the functional layout makes everyday living easy and efficient. Enjoy your morning coffee or unwind in the evening on the spacious front porch, or head out back to the large deck—perfect for entertaining or simply taking in the beautiful views. Additional highlights include a clean basement offering plenty of storage space, as well as a manageable yard for low-maintenance living. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this move-in ready home is a must-see!

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$403/yr (+$34/mo · 65.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $10,582
• − Mortgage interest: −$5,036
• − Property taxes: −$614
• − Insurance: −$450
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$2,615
• Taxable income: $175
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,597/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: 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

1 event — show timeline

• 2026-04-20 Listed $94,900 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $614 · +0.0% YoY. Source: county tax records.