622 Ross Dr · Lower Burrell, PA 15613

$105,000

3 bd · 1.5 ba · 744 sqft · Other public records · 4 Days on market

Built 1969 0.41 ac lot ↓ 24% since listing

---

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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RECENTLY UPDATED QUALITY THROUGHOUT, ROOF-96 WINDOWS, SIDING-96,KIT. -97 16X32 HEATED IN-GROUND POOL

Key facts

• Quiet street
• Nicely sized lot
• Brick home

Tags

• BRICK HOME
• QUIET STREET
• NICELY SIZED LOT
• 1 CAR INTEGRAL GARAGE
• 2 CAR DETACHED GARAGE
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $2 ($27/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 77/100 on livability (#360 in PA, #3,154 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Burrell SD (suburban): math 38% / reading 53% proficiency, ranked #257 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 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 $726 of loan paydown is wiped out by about $3k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.11% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-16,735
• Equity at exit: $15,656

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-13,838
• Equity at exit: $9,078

Cash invested: $29,400 (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 15613

• Home prices YoY: -14.8%
• Active inventory: 60
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$323 /mo · $3,874/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $2

Break-even live

Break-even rent $1,161

Max offer price $105,000

Occupancy floor 95%

Sensitivity live

Price	-10% $62	-5% $32	+0% $2	+5% $-27	+10% $-57
Rent	-10% $-90	-5% $-44	+0% $2	+5% $48	+10% $94
Rate	-1.0pp $55	-0.5pp $29	base $2	+0.5pp $-25	+1.0pp $-53

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-01
   status Pending
2. 2026-03-27
   listed $105,000 Active
3. 2000-04-13
   soldstatus $137,000
4. 2000-04-06
   soldstatus $137,000 100-char remark

   Show marketing remark (100 chars)

   RECENTLY UPDATED QUALITY THROUGHOUT, ROOF-96 WINDOWS, SIDING-96,KIT. -97 16X32 HEATED IN-GROUND POOL

5. 1999-07-22
   listed $139,000 100-char remark

   Show marketing remark (100 chars)

   RECENTLY UPDATED QUALITY THROUGHOUT, ROOF-96 WINDOWS, SIDING-96,KIT. -97 16X32 HEATED IN-GROUND POOL

ⓘ 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: $3,874 · $323/mo
• Projected year-2 tax: $3,874 · $323/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,966
• − Mortgage interest: −$5,882
• − Property taxes: −$3,874
• − Insurance: −$525
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$3,055
• Taxable loss: −$1,603
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $412/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: Burrell SD
• NCES district ID: 4204530
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $54,228
• Composite: 39.4/100
• National rank: #3970
• State rank: #257 of 539 in PA

Livability — Lower Burrell

• Score: 77/100
• State rank: #360
• US rank: #3154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 36,068
• Population (ZIP): 12,732

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · China, Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -45.35%
• Current HPI: 261.4891
• 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

-24.5% since first listed

5 events — show timeline

• 2026-04-01 Pending — West Penn MLS
• 2026-03-27 Listed $105,000 West Penn MLS
• 2000-04-13 Sold (Public Records) $137,000 Public Records
• 2000-04-06 Sold (MLS) $137,000 West Penn MLS
• 1999-07-22 Listed $139,000 West Penn MLS

Property tax history

+2.9%/yr

Latest (2026): $3,874 · +0.0% YoY. Source: county tax records.