1211 Wilko · Rostraver, PA 15062

$89,900

1 bd · 1.0 ba · 1,000 sqft · SingleFamily · 281 Days on market

Built 1900 Fair condition 0.66 ac lot $90/sqft · 277% 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 +19.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to this one-bedroom, one-bath home in Webster, PA, situated on three spacious lots on a quiet, dead-end street. The property features an above-ground swimming pool, a covered front porch, and an open-concept layout perfect for modern living. The kitchen is equipped with hickory cabinets. While the exterior could benefit from a few cosmetic updates, the home offers tremendous potential for buyers or an investor seeking a rental or income-producing property. The peaceful and private location adds to its appeal, making this a wonderful opportunity to own a versatile property in a desirable location with the option to build additional homes.

Key facts

• Covered front porch
• Peaceful location
• Hickory cabinets

Tags

• ABOVE-GROUND SWIMMING POOL
• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• HICKORY CABINETS
• PEACEFUL LOCATION
• PRIVATE LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Belle Vernon Area SD (suburban): math 34% / reading 56% proficiency, ranked #267 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $23,853
• List price: $89,900
• Delta: 276.89%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 15th St	0.56mi	2/0.5 (+1)	1,092 (+9%)	4mo	$5,000	$5	48

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $55,376
• Equity at exit: $80,989

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $158,068
• Equity at exit: $174,656

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 15062

• Home prices YoY: 24.2%
• Active inventory: 96
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $100

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 84%

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: —

Listing history 13 events

1. 2026-06-18
   days on market $89,900 Active 281 DOM
2. 2026-06-17
   days on market $89,900 Active 280 DOM
3. 2026-06-16
   days on market $89,900 Active 279 DOM
4. 2026-06-15
   days on market $89,900 Active 278 DOM
5. 2026-06-13
   days on market $89,900 Active 276 DOM
6. 2026-06-09
   days on market $89,900 Active 272 DOM
7. 2026-06-08
   days on market $89,900 Active 271 DOM
8. 2026-06-07
   days on market $89,900 Active 270 DOM
9. 2026-06-03
   days on market $89,900 Active 266 DOM
10. 2026-06-02
    days on market $89,900 Active 265 DOM
11. 2026-06-01
    days on market $89,900 Active 264 DOM
12. 2026-05-31
    days on market $89,900 Active 263 DOM
13. 2025-09-10
    listed $89,900 Active 653-char remark

    Show marketing remark (653 chars)

    Welcome to this one-bedroom, one-bath home in Webster, PA, situated on three spacious lots on a quiet, dead-end street. The property features an above-ground swimming pool, a covered front porch, and an open-concept layout perfect for modern living. The kitchen is equipped with hickory cabinets. While the exterior could benefit from a few cosmetic updates, the home offers tremendous potential for buyers or an investor seeking a rental or income-producing property. The peaceful and private location adds to its appeal, making this a wonderful opportunity to own a versatile property in a desirable location with the option to build additional homes.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,964
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$2,615
• Taxable loss: −$240
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,263/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This single-family home in Webster, PA, offers moderate potential for improvement with average condition and some cosmetic updates needed. The property's location and above-ground swimming pool add value, but the home's dated kitchen and exterior could benefit from updates to increase its resale and rental appeal.

Repairs flagged

• Minor Front porch — The front porch has some wear and tear, but it is not severe enough to require extensive repairs.
• Minor Landscaping — The landscaping is overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers.
• Rental Trim and maintain landscaping — A well-maintained yard can attract tenants and add to the home's curb appeal.
• Both Replace front porch — A new front porch can enhance the home's curb appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Front porch · The front porch has some wear and tear, but it is not severe enough to require extensive repairs.	Minor	$500–3,000
Landscaping · The landscaping is overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Rental Trim and maintain landscaping — A well-maintained yard can attract tenants and add to the home's curb appeal. ↑
• Both Replace front porch — A new front porch can enhance the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Belle Vernon Area SD
• NCES district ID: 4203210
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 56% ▼ -13.00%
• Median HH income: $51,784
• Composite: 38.72/100
• National rank: #4134
• State rank: #267 of 539 in PA

Livability — Rostraver

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,825

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 (72%)
• Race & ethnicity: White 72% Black 19% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 51.33%
• Current HPI: 263.7274
• 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

• 2025-09-10 Listed $89,900 West Penn MLS