2112 Keystone Ave · Hempfield, PA 15601

$128,000

3 bd · 1.5 ba · 1,268 sqft · Other · 61 Days on market

5,401 sqft lot $101/sqft · 27% below area Est $176k · 27% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.9/10.0
• Rent growth +4.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking in Hempfield School District! This move-in ready 3-bedroom home offers the perfect combination of space, value, and convenience—ideal for first-time buyers or anyone looking to stop renting and start building equity. Step inside to a functional, mostly open-concept layout that makes everyday living easy. The main level features a full bath and first-floor laundry, while upstairs offers three bedrooms—including two generously sized rooms—and a convenient half bath. Outside, enjoy a fully fenced yard perfect for pets, entertaining, or relaxing evenings at home. Priced to sell quickly—schedule your showing today before it’s gone!

Key facts

• Fully fenced yard
• First-floor laundry
• Open-concept layout

Tags

• HEMPFIELD SCHOOL DISTRICT
• OPEN-CONCEPT LAYOUT
• FIRST-FLOOR LAUNDRY
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $128k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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; 1 comparable units currently listed for rent nearby; 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 $885 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $90k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.31% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.47%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (median comp): $175,630
• List price: $128,000
• Delta: -27.12%
• 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: -3.9%
• Equity multiple: 0.84×
• Total profit: $-5,644
• Equity at exit: $19,085

10-year hold

• IRR: 12.0%
• Equity multiple: 2.22×
• Total profit: $43,847
• Equity at exit: $11,067

Cash invested: $35,840 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$53
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $95

Break-even live

Break-even rent $1,561

Max offer price $128,000

Occupancy floor 89%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,550	$1.83	1d	1	0.70mi

Listing history 28 events

1. 2026-06-18
   days on market $128,000 Active 61 DOM
2. 2026-06-17
   days on market $128,000 Active 60 DOM
3. 2026-06-16
   days on market $128,000 Active 59 DOM
4. 2026-06-15
   days on market $128,000 Active 58 DOM
5. 2026-06-13
   days on market $128,000 Active 56 DOM
6. 2026-06-13
   days on market $128,000 Active 55 DOM
7. 2026-06-09
   days on market $128,000 Active 52 DOM
8. 2026-06-08
   statusdays on market $128,000 Active 51 DOM
9. 2026-06-08
   days on market $128,000 Contingent 50 DOM
10. 2026-06-03
    days on market $128,000 Contingent 46 DOM
11. 2026-06-02
    days on market $128,000 Contingent 45 DOM
12. 2026-06-01
    days on market $128,000 Contingent 44 DOM
13. 2026-05-31
    days on market $128,000 Contingent 43 DOM
14. 2026-05-11
    historical Contingent 688-char remark

    Show marketing remark (688 chars)

    Opportunity is knocking in Hempfield School District! This move-in ready 3-bedroom home offers the perfect combination of space, value, and convenience—ideal for first-time buyers or anyone looking to stop renting and start building equity. Step inside to a functional, mostly open-concept layout that makes everyday living easy. The main level features a full bath and first-floor laundry, while upstairs offers three bedrooms—including two generously sized rooms—and a convenient half bath. Outside, enjoy a fully fenced yard perfect for pets, entertaining, or relaxing evenings at home. Priced to sell quickly—schedule your showing today before it’s gone!

15. 2026-04-16
    listed $128,000 Active 688-char remark

    Show marketing remark (688 chars)

    Opportunity is knocking in Hempfield School District! This move-in ready 3-bedroom home offers the perfect combination of space, value, and convenience—ideal for first-time buyers or anyone looking to stop renting and start building equity. Step inside to a functional, mostly open-concept layout that makes everyday living easy. The main level features a full bath and first-floor laundry, while upstairs offers three bedrooms—including two generously sized rooms—and a convenient half bath. Outside, enjoy a fully fenced yard perfect for pets, entertaining, or relaxing evenings at home. Priced to sell quickly—schedule your showing today before it’s gone!

16. 2021-11-17
    soldstatus $89,900 Closed 399-char remark

    Show marketing remark (399 chars)

    Wonderful home with many updates, very well maintained, gorgeous generally proportioned eat in kitchen, amazing dining room with breathtaking hardwood floors and with built in China closet, large lovely living room, spacious bedroom sizes with fabulous master bedroom, adorable fenced in yard with fantastic deck for entertaining or taking it easy, great front and back covered porches for relaxing.

17. 2021-09-17
    historical Contingent 399-char remark

    Show marketing remark (399 chars)

    Wonderful home with many updates, very well maintained, gorgeous generally proportioned eat in kitchen, amazing dining room with breathtaking hardwood floors and with built in China closet, large lovely living room, spacious bedroom sizes with fabulous master bedroom, adorable fenced in yard with fantastic deck for entertaining or taking it easy, great front and back covered porches for relaxing.

18. 2021-07-07
    listed $89,900 Active 399-char remark

    Show marketing remark (399 chars)

    Wonderful home with many updates, very well maintained, gorgeous generally proportioned eat in kitchen, amazing dining room with breathtaking hardwood floors and with built in China closet, large lovely living room, spacious bedroom sizes with fabulous master bedroom, adorable fenced in yard with fantastic deck for entertaining or taking it easy, great front and back covered porches for relaxing.

19. 2013-10-30
    price $42,000
20. 2013-10-24
    price $50,800
21. 2013-10-24
    soldstatus $42,000
22. 2013-05-15
    listed $50,800
23. 2002-02-01
    soldstatus $67,000
24. 2002-01-31
    soldstatus $67,000
25. 2001-03-12
    listed $69,900
26. 1995-05-25
    soldstatus $47,500
27. 1995-05-01
    soldstatus $47,500
28. 1995-03-19
    listed $53,900

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$519/yr (+$43/mo · 52.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 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: $20,178
• − Mortgage interest: −$7,170
• − Property taxes: −$985
• − Insurance: −$5,758
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$3,724
• Taxable loss: −$687
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,307/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

+137.5% since first listed

15 events — show timeline

• 2026-05-11 Contingent — West Penn MLS
• 2026-04-16 Listed $128,000 West Penn MLS
• 2021-11-17 Sold (MLS) $89,900 West Penn MLS
• 2021-09-17 Contingent — West Penn MLS
• 2021-07-07 Listed $89,900 West Penn MLS
• 2013-10-30 Price Changed $42,000 West Penn MLS
• 2013-10-24 Sold (MLS) $42,000 West Penn MLS
• 2013-10-24 Price Changed $50,800 West Penn MLS
• 2013-05-15 Listed $50,800 West Penn MLS
• 2002-02-01 Sold (Public Records) $67,000 Public Records
• 2002-01-31 Sold (MLS) $67,000 West Penn MLS
• 2001-03-12 Listed $69,900 West Penn MLS
• 1995-05-25 Sold (MLS) $47,500 West Penn MLS
• 1995-05-01 Sold (Public Records) $47,500 Public Records
• 1995-03-19 Listed $53,900 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $985 · +2.4% YoY. Source: county tax records.