Whitehall II Plan · New Stanton, PA 15639

$338,990

4 bd · 2.5 ba · 1,929 sqft · SingleFamily · 956 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.9/10.0
• Appreciation +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks MLS

ROOM FOR EVERYONE WITH THIS WELL-DESIGNED 4 BEDROOM HOME! Attached 2-car garage. Open concept kitchen with optional island opens to café area and family room. Flex room can be used as an office, playroom, media room, etc. Owner's suite with generous walk-in closet, dual vanity, and shower.

Key facts

• 2 garage spots
• Listed 956 days

🏗️ New construction. The $338,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $379,606.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-648 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (26.3% below list).
• Recommended offer: $250k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#808 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($3k loan paydown + $-1k appreciation (-0.3% local appreciation)).
• 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 956 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,000 (26.3% 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 956 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.66% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.32%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $379,606
• List price: $338,990
• Delta: -10.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Dana Dr	0.03mi	4/2.5	1,906 (-1%)	10mo	$349,990	$184	88
273 Broadview Rd	0.03mi	4/2.5	1,906 (-1%)	14mo	$359,990	$189	85
271 Broadview Rd	0.03mi	4/2.5	1,906 (-1%)	16mo	$349,990	$184	84
121 Marginal Rd	0.08mi	4/2.5	1,960 (+2%)	14mo	$329,990	$168	82
412 Curtis Ct	0.10mi	4/2.5	2,148 (+11%)	4mo	$378,990	$176	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.45×
• Total profit: $-58,273
• Equity at exit: $103,938

10-year hold

• IRR: -5.6%
• Equity multiple: 0.43×
• Total profit: $-60,540
• Equity at exit: $120,025

Cash invested: $106,290 (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 15639

• Home prices YoY: -0.2%
• Active inventory: 20
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,991
• Tax est. 1.5%: −$475 /mo · $5,694/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-648

Break-even live

Break-even rent $3,321

Max offer price $285,786

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-517	+0% $-648	+5% $-780	+10% $-911
Rent	-10% $-846	-5% $-747	+0% $-648	+5% $-550	+10% $-451
Rate	-1.0pp $-457	-0.5pp $-552	base $-648	+0.5pp $-747	+1.0pp $-847

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: $94,902
• Closing costs: $11,388
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Stratford Ct New Stanton, PA	4.0	3.5	2320	$2,500	$1.08	3d	1	1.20mi

Listing history 17 events

1. 2026-06-21
   days on market $338,990 Active 956 DOM
2. 2026-06-18
   days on market $338,990 Active 953 DOM
3. 2026-06-17
   days on market $338,990 Active 952 DOM
4. 2026-06-16
   days on market $338,990 Active 951 DOM
5. 2026-06-15
   days on market $338,990 Active 950 DOM
6. 2026-06-13
   days on market $338,990 Active 948 DOM
7. 2026-06-13
   days on market $338,990 Active 947 DOM
8. 2026-06-09
   days on market $338,990 Active 944 DOM
9. 2026-06-08
   days on market $338,990 Active 943 DOM
10. 2026-06-08
    days on market $338,990 Active 942 DOM
11. 2026-06-03
    days on market $338,990 Active 938 DOM
12. 2026-06-02
    days on market $338,990 Active 937 DOM
13. 2026-06-01
    days on market $338,990 Active 936 DOM
14. 2026-05-31
    days on market $338,990 Active 935 DOM
15. 2024-04-11
    price $338,990 297-char remark

    Show marketing remark (297 chars)

    ROOM FOR EVERYONE WITH THIS WELL-DESIGNED 4 BEDROOM HOME! Attached 2-car garage. Open concept kitchen with optional island opens to café area and family room. Flex room can be used as an office, playroom, media room, etc. Owner's suite with generous walk-in closet, dual vanity, and shower.

16. 2024-03-05
    price $333,990 297-char remark

    Show marketing remark (297 chars)

    ROOM FOR EVERYONE WITH THIS WELL-DESIGNED 4 BEDROOM HOME! Attached 2-car garage. Open concept kitchen with optional island opens to café area and family room. Flex room can be used as an office, playroom, media room, etc. Owner's suite with generous walk-in closet, dual vanity, and shower.

17. 2023-11-08
    listed $310,990 Active 297-char remark

    Show marketing remark (297 chars)

    ROOM FOR EVERYONE WITH THIS WELL-DESIGNED 4 BEDROOM HOME! Attached 2-car garage. Open concept kitchen with optional island opens to café area and family room. Flex room can be used as an office, playroom, media room, etc. Owner's suite with generous walk-in closet, dual vanity, and shower.

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$21,264
• − Property taxes: −$5,694
• − Insurance: −$1,898
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$11,043
• Taxable loss: −$14,699
• Est. tax savings @ 24.0%: +$3,528
• After-tax cash flow: $-4,253/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 — New Stanton

• Score: 69/100
• State rank: #808
• US rank: #8239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Stanton, PA
• Population (ZIP): 2,028

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 13% Romanian 10% Serbian 3%
• Foreign-born: 7% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 2%

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: ▼ -0.33%
• Current HPI: 135.757
• 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

+9.0% since first listed

3 events — show timeline

• 2024-04-11 Price Changed $338,990 Zillow
• 2024-03-05 Price Changed $333,990 Zillow
• 2023-11-08 Listed $310,990 Zillow