1361 Conway St · Hempfield, PA 15601

$225,000

4 bd · 1.5 ba · 1,200 sqft · Other · 46 Days on market

9,104 sqft lot $188/sqft · 19% below area Est $278k · 19% under

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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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +4.9/10.0
• Rent growth +4.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine home, New A/C and Furnace, Updated kitchen, Newer Windows and Roof, Additional shower in laundry rm, Large rear deck, Fenced backyard, Storage shed

Key facts

• Private backyard
• Newer windows
• 9,104 sq ft lot

Tags

• PRIVATE BACKYARD
• NEWER WINDOWS
• EXTRA SHOWER IN LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached garage; Built-in parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Two-story house; Resale property
• Construction: Aluminum siding; Asphalt roof; Home warranty included
• Exterior features: 65 x 140 lot dimensions

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Main level bedrooms (two): approx. 9x12 and 9x9; Lower level bedroom: approx. 9x10
• Flooring: Laminate; Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Finished walk-out basement; Window treatments; Screens on windows
• Laundry & utility: Basement utilities/finished space

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (30.0% below list).
• Recommended offer: $157k (30.0% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising fast (+8.0%/yr); 291 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 46 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $127k; list at $225k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $157,432 (30.0% 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 46 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.70% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.78
• GRM: 11.9

CMA / ARV

• ARV (median comp): $277,508
• List price: $225,000
• Delta: -18.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.95% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.30×
• Total profit: $-44,405
• Equity at exit: $33,548

10-year hold

• IRR: -4.4%
• Equity multiple: 0.65×
• Total profit: $-22,100
• Equity at exit: $19,454

Cash invested: $63,000 (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: 291
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-254

Break-even live

Break-even rent $1,896

Max offer price $180,160

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $225,000 Active 46 DOM
2. 2026-06-17
   days on market $225,000 Active 45 DOM
3. 2026-06-16
   days on market $225,000 Active 44 DOM
4. 2026-06-15
   days on market $225,000 Active 43 DOM
5. 2026-06-13
   days on market $225,000 Active 41 DOM
6. 2026-06-13
   days on market $225,000 Active 40 DOM
7. 2026-06-09
   days on market $225,000 Active 37 DOM
8. 2026-06-08
   days on market $225,000 Active 36 DOM
9. 2026-06-08
   pricestatusdays on market $225,000 Active 35 DOM
10. 2026-06-03
    days on market $228,900 Contingent 31 DOM
11. 2026-06-02
    days on market $228,900 Contingent 30 DOM
12. 2026-06-01
    days on market $228,900 Contingent 29 DOM
13. 2026-05-31
    days on market $228,900 Contingent 28 DOM
14. 2026-05-11
    price $228,900 476-char remark
15. 2026-05-01
    listed $230,000 Active 476-char remark
16. 2004-07-22
    soldstatus $127,000
17. 2004-07-21
    soldstatus $127,000 156-char remark

    Show marketing remark (156 chars)

    Pristine home, New A/C and Furnace, Updated kitchen, Newer Windows and Roof, Additional shower in laundry rm, Large rear deck, Fenced backyard, Storage shed

18. 2004-03-01
    listed $124,500 156-char remark

    Show marketing remark (156 chars)

    Pristine home, New A/C and Furnace, Updated kitchen, Newer Windows and Roof, Additional shower in laundry rm, Large rear deck, Fenced backyard, Storage shed

ⓘ 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: $2,686 · $224/mo
• Projected year-2 tax: $3,121 · $260/mo
• Expected delta: +$434/yr (+$36/mo · 16.2%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,892
• − Mortgage interest: −$12,603
• − Property taxes: −$2,686
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$6,545
• Taxable loss: −$7,091
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $-1,344/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: 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 · 183,777 people
• Metro: Pittsburgh, PA
• Population (ZIP): 56,425
• Household income: $78,555
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1209.0

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 (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%

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

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

+80.7% since first listed

8 events — show timeline

• 2026-06-05 Price Changed $225,000 West Penn MLS
• 2026-06-05 Relisted — West Penn MLS
• 2026-05-24 Contingent — West Penn MLS
• 2026-05-11 Price Changed $228,900 West Penn MLS
• 2026-05-01 Listed $230,000 West Penn MLS
• 2004-07-22 Sold (Public Records) $127,000 Public Records
• 2004-07-21 Sold (MLS) $127,000 West Penn MLS
• 2004-03-01 Listed $124,500 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $2,686 · +2.4% YoY. Source: county tax records.