2112 Keystone Ave · Hempfield, PA 15601

$118,999

3 bd · 1.5 ba · 1,268 sqft · SingleFamily · 112 Days on market

Fair condition 5,401 sqft lot Garage $94/sqft · 33% below area Est $177k · 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Rent growth +4.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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.

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 single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.1% in Hempfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• 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: Rents rising fast (+8.0%/yr); 393 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $822 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 32% 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 $108,289 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.56% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.54%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $176,964
• List price: $118,999
• Delta: -32.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321817 Skidmore Dr	0.46mi	3/2.5	1,236 (-2%)	5mo	$229,000	$185	66
1514 Poplar St	0.42mi	3/1.0	1,350 (+6%)	6mo	$178,000	$132	63
1722 Washington St	0.13mi	2/2.0 (-1)	1,152 (-9%)	14mo	$161,000	$140	60
1644 Broad St	0.29mi	2/1.0 (-1)	1,400 (+10%)	4mo	$160,000	$114	58
1426 Elm St	0.50mi	3/2.0	1,290 (+2%)	16mo	$176,000	$136	58
1943 Saint Clair Ave	0.54mi	2/1.5 (-1)	1,216 (-4%)	10mo	$114,000	$94	55
11 Huff Avenue Ext	0.60mi	2/1.0 (-1)	1,168 (-8%)	6mo	$145,000	$124	47
1911 Clawson Ave	0.62mi	3/1.5	1,152 (-9%)	16mo	$132,000	$115	42
1213 Elm St	0.67mi	3/1.5	1,100 (-13%)	9mo	$117,000	$106	39

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

Projected returns pro-forma

-3.0% appreciation · 7.95% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.26×
• Total profit: $8,668
• Equity at exit: $17,743

10-year hold

• IRR: 20.6%
• Equity multiple: 3.28×
• Total profit: $75,832
• Equity at exit: $10,289

Cash invested: $33,320 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $149,900 ($132/sqft)
• Median days on market: 4 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15601

• Rents YoY: 8.0%
• Active inventory: 393
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $283

Break-even live

Break-even rent $1,497

Max offer price $118,999

Occupancy floor 80%

Sensitivity live

Price	-10% $350	-5% $316	+0% $283	+5% $249	+10% $215
Rent	-10% $136	-5% $209	+0% $283	+5% $356	+10% $429
Rate	-1.0pp $343	-0.5pp $313	base $283	+0.5pp $252	+1.0pp $220

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: $29,750
• Closing costs: $3,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,400	$1.72	11d	1	0.70mi
600 Green St Apt 4 Greensburg, PA	2.0	1.0	900	$975	$1.08	41d	1	1.28mi
614 Topper Way Greensburg, PA	2.0	1.5	1027	$1,900	$1.85	11d	1	1.38mi

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garageOff-street parking2 total parking spaces
• Utilities: Public waterPublic sewer
• Home design: 2-story frame houseAsphalt roofResale property
• Construction: Frame constructionAsphalt roof
• Exterior features: 40x135 lot dimensions

Interior

• Kitchen: RefrigeratorStoveDishwasherMicrowaveSome gas appliances
• Bedrooms: Upper-level bedroom (14x14)Upper-level bedroom (8x10)Upper-level bedroom (14x16)
• Flooring: Ceramic tileHardwoodLaminate
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heating (gas)Wall/window cooling units
• Interior features: Walk-up basement access7 total rooms
• Laundry & utility: Main-level laundry (9x14)

Listing history 50 events

1. 2026-08-08
   days on market $118,999 Active 112 DOM
2. 2026-08-07
   days on market $118,999 Active 111 DOM
3. 2026-08-06
   days on market $118,999 Active 110 DOM
4. 2026-08-05
   days on market $118,999 Active 109 DOM
5. 2026-08-04
   days on market $118,999 Active 108 DOM
6. 2026-08-03
   days on market $118,999 Active 107 DOM
7. 2026-07-31
   days on market $118,999 Active 104 DOM
8. 2026-07-30
   days on market $118,999 Active 102 DOM
9. 2026-07-28
   days on market $118,999 Active 101 DOM
10. 2026-07-26
    remarks 687-char remark
11. 2026-07-26
    pricedays on market $118,999 Active 99 DOM
12. 2026-07-24
    days on market $119,000 Active 97 DOM
13. 2026-07-23
    days on market $119,000 Active 96 DOM
14. 2026-07-22
    days on market $119,000 Active 95 DOM
15. 2026-07-21
    days on market $119,000 Active 94 DOM
16. 2026-07-20
    days on market $119,000 Active 93 DOM
17. 2026-07-18
    days on market $119,000 Active 91 DOM
18. 2026-07-18
    days on market $119,000 Active 90 DOM
19. 2026-07-16
    days on market $119,000 Active 89 DOM
20. 2026-07-15
    days on market $119,000 Active 88 DOM
21. 2026-07-14
    days on market $119,000 Active 87 DOM
22. 2026-07-13
    days on market $119,000 Active 86 DOM
23. 2026-07-13
    days on market $119,000 Active 85 DOM
24. 2026-07-11
    days on market $119,000 Active 84 DOM
25. 2026-07-10
    days on market $119,000 Active 83 DOM
26. 2026-07-09
    days on market $119,000 Active 82 DOM
27. 2026-07-07
    days on market $119,000 Active 80 DOM
28. 2026-07-06
    days on market $119,000 Active 79 DOM
29. 2026-07-05
    days on market $119,000 Active 78 DOM
30. 2026-07-03
    days on market $119,000 Active 76 DOM
31. 2026-07-02
    days on market $119,000 Active 75 DOM
32. 2026-07-01
    days on market $119,000 Active 74 DOM
33. 2026-06-30
    days on market $119,000 Active 73 DOM
34. 2026-06-29
    days on market $119,000 Active 72 DOM
35. 2026-06-28
    days on market $119,000 Active 71 DOM
36. 2026-06-27
    days on market $119,000 Active 70 DOM
37. 2026-06-27
    pricedays on market $119,000 Active 69 DOM
38. 2026-06-25
    pricedays on market $125,000 Active 67 DOM
39. 2026-06-22
    days on market $128,000 Active 65 DOM
40. 2026-06-21
    days on market $128,000 Active 64 DOM
41. 2026-06-18
    days on market $128,000 Active 61 DOM
42. 2026-06-17
    days on market $128,000 Active 60 DOM
43. 2026-06-16
    days on market $128,000 Active 59 DOM
44. 2026-06-15
    days on market $128,000 Active 58 DOM
45. 2026-06-13
    days on market $128,000 Active 56 DOM
46. 2026-06-13
    days on market $128,000 Active 55 DOM
47. 2026-06-09
    days on market $128,000 Active 52 DOM
48. 2026-06-08
    statusdays on market $128,000 Active 51 DOM
49. 2026-06-08
    days on market $128,000 Contingent 50 DOM
50. 2026-06-03
    days on market $128,000 Contingent 46 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: $985 · $82/mo
• Projected year-2 tax: $1,433 · $119/mo
• Expected delta: +$448/yr (+$37/mo · 45.5%)

ⓘ 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: $22,252
• − Mortgage interest: −$6,666
• − Property taxes: −$985
• − Insurance: −$5,713
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$3,462
• Taxable income: $1,866
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $2,944/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $31,700–$57,060 screening

This home requires significant exterior repairs and maintenance, including painting, porch repair, and replacing the garage door. It has potential for substantial value increase with these improvements.

Repairs flagged

• Major front porch — Significant wear and tear.
• Major garage door — Visible damage and wear.
• Major exterior siding — Weathered and peeling.

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and value. ↑
• Both repair front porch — A new porch would enhance the home's functionality and value. ↑
• Both replace garage door — A new garage door would improve the home's curb appeal and functionality. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Fort Allen El Sch C- PA #578/1,518 Nat'l #11,114/41,679

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 · 342,555 people
• Metro: Pittsburgh, PA
• Population (ZIP): 56,425
• Household income: $78,555
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garageOff-street parking2 total parking spaces
• Utilities: Public waterPublic sewer
• Home design: 2-story frame houseAsphalt roofResale property
• Construction: Frame constructionAsphalt roof
• Exterior features: 40x135 lot dimensions

Interior

• Kitchen: RefrigeratorStoveDishwasherMicrowaveSome gas appliances
• Bedrooms: Upper-level bedroom (14x14)Upper-level bedroom (8x10)Upper-level bedroom (14x16)
• Flooring: Ceramic tileHardwoodLaminate
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heating (gas)Wall/window cooling units
• Interior features: Walk-up basement access7 total rooms
• Laundry & utility: Main-level laundry (9x14)

Price history

+137.5% since first listed

16 events — show timeline

• 2026-06-08 Relisted — West Penn MLS
• 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.