128 State Route 981 · Smithton, PA 15012

$149,900

2 bd · 1.0 ba · 1,200 sqft · Other public records · 12 Days on market

Built 1922 0.58 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

SPECTACULAR 2 BEDROOM 1 FULL BATH RANCH HOME IN THE HEART OF ROSTRAVER TWP. WELCOME TO THIS STUNNING LITTLE BUNGALOW WITH LARGE 2 CAR DETACHED GARAGE AND ONE LEVEL LIVING. THE MAIN ENTRANCE IS THE SIDE PORCH AND IS OFF THE EAT IN KITCHEN AND WITH INCLUDED APPLIANCES. THE TWO BEDROOMS SHARE A LARGE FULL BATH AND OFFER PLENTY OF CLOSET SPACE. THE LARGE LIVING ROOM IS A PERFECT SIZE AND ADJOINS A LARGE SUN PORCH, WHICH COULD BE ANOTHER BEDROOM/OFFICE/PLAYROOM. THE ONE FLOOR LIVING IS VERY CONVENIENT AND THE LAUNDRY COULD EASILY BE MOVED TO THE SAME FLOOR. PLENTY OF SPACE IN THE LOWER LEVEL FOR STORAGE AND DONT FORGET ABOUT THE MASSIVE UNFINISHED UPPER BONUS LEVEL, A CLEAN SLATE TO DO WITH WHAT

Key facts

• Private lot
• Close to bike trail
• Large sun porch

Tags

• DETACHED GARAGE
• ONE LEVEL LIVING
• LARGE SUN PORCH
• PRIVATE LOT
• CLOSE TO BIKE TRAIL
• OVERLOOKING GOLF COURSE

Property features AI

Exterior

• Parking: Detached garage; Total 2 parking spaces
• Utilities: Public water; Septic tank
• Home design: Single-story home; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Lot approximately 0.58 acres

Interior

• Kitchen: Refrigerator; Stove; Some electric appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement with walk-up access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.7% below list).
• Recommended offer: $116k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,643 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• 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.
• Zoned schools: Rostraver El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 646 students, 45% FRL); Belle Vernon Area Ms (math 12% / reading 52%, grade F, #362 of 512 statewide, top 71%, 334 students, 46% FRL); Belle Vernon Area Hs (math 57%, 752 students, 36% FRL).
• Market conditions: 95 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 $16k of equity ($1k loan paydown + $15k 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.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,930 (22.7% 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. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.77% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 2.79×
• Total profit: $74,938
• Equity at exit: $135,042

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $225,973
• Equity at exit: $291,223

Cash invested: $41,972 (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 15012

• Home prices YoY: 5.9%
• Active inventory: 95
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-105

Break-even live

Break-even rent $1,293

Max offer price $131,288

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-63	+0% $-105	+5% $-148	+10% $-190
Rent	-10% $-197	-5% $-151	+0% $-105	+5% $-60	+10% $-14
Rate	-1.0pp $-30	-0.5pp $-67	base $-105	+0.5pp $-144	+1.0pp $-184

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $149,900 Active 12 DOM
2. 2026-06-18
   days on market $149,900 Active 9 DOM
3. 2026-06-17
   days on market $149,900 Active 8 DOM
4. 2026-06-16
   days on market $149,900 Active 7 DOM
5. 2026-06-15
   days on market $149,900 Active 6 DOM
6. 2026-06-13
   days on market $149,900 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $149,900 Active 1 DOM

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $2,220 · $185/mo
• Expected delta: +$148/yr (+$12/mo · 7.2%)

ⓘ 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 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: $13,912
• − Mortgage interest: −$8,397
• − Property taxes: −$2,072
• − Insurance: −$750
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$4,361
• Taxable loss: −$3,893
• Est. tax savings @ 24.0%: +$934
• After-tax cash flow: $-330/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: 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 — Smithton

• Score: 56/100
• State rank: #1643
• US rank: #22690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,294

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 (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada, India, China
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▲ 14.36%
• Current HPI: 258.8202
• 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

• 2026-06-09 Listed $149,900 West Penn MLS

Property tax history

+2.2%/yr

Latest (2026): $2,072 · +2.1% YoY. Source: county tax records.