The Borough Plan · Penn, PA 15675

$82,999

3 bd · 2.0 ba · 880 sqft · SingleFamily · 167 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +7.5/10.0
• Condition / age +5.0/5.0
• Appreciation +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

More space. More comfort. This brand-new 880 square foot, 3-bedroom, 2-bath home offers the room you need without the price tag you'd expect. Perfect for couples, small families, or anyone ready to start owning. The Borough delivers a thoughtful single-wide layout with generous living space, two full bathrooms, and bedrooms designed for real life - not just floor plan brochures. The open kitchen flows into the living area, making everyday living feel easy and connected. Kitchen features include stainless steel appliances (18 cu. ft. refrigerator, 30" electric range, vented hood), a counter-height island, LED lighting, and durable laminate countertops with modern cabinetry.

Key facts

• Led lighting
• Modern cabinetry
• Open kitchen

Tags

• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• COUNTER-HEIGHT ISLAND
• LED LIGHTING
• DURABLE LAMINATE COUNTERTOPS
• MODERN CABINETRY

🏗️ New construction. The $82,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $216,822.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $83k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-869 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (4.0% below list).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.5% vs local median 2.4% in Penn — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 56/100 on livability (#1,637 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Penn-Trafford SD (suburban): math 60% / reading 78% proficiency, ranked #27 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Penn Trafford Hs (math 89%, 1,263 students, 19% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 15 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• This rent is only 13% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $255 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $73,039 (12.0% 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. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.37% ✗
• Cap rate: 1.48%
• Cash-on-cash: -17.18%
• DSCR: 0.24
• GRM: 22.7

CMA / ARV

• ARV (median comp): $216,822
• List price: $82,999
• Delta: -61.72%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Mount Manor Rd	1.09mi	3/2.0	920 (+4%)	7mo	$161,000	$175	51
113 1/2 13th St	0.78mi	2/1.0 (-1)	870 (-1%)	4mo	$66,800	$77	51
214 S 7th St	1.16mi	2/1.0 (-1)	900 (+2%)	6mo	$65,000	$72	47
923 Scott Ave	1.02mi	2/2.0 (-1)	936 (+6%)	5mo	$134,900	$144	45
113 S 13th St	0.78mi	2/1.0 (-1)	900 (+2%)	10mo	$85,000	$94	44
17 Martha Ave	1.44mi	3/2.0	1,000 (+14%)	3mo	$255,000	$255	40
247 Colleen Ln	1.30mi	3/2.0	980 (+11%)	7mo	$34,900	$36	40
30 Marilou Dr	1.49mi	3/1.5	988 (+12%)	3mo	$200,000	$202	40
25 Dolly Ave	1.43mi	3/2.0	1,050 (+19%)	1mo	$235,000	$224	39
111 Dancer Ln	1.18mi	2/2.0 (-1)	980 (+11%)	5mo	$25,000	$26	37
707 Clark Ave	1.21mi	3/2.0	1,092 (+24%)	4mo	$170,000	$156	36
719 Julia St	1.45mi	2/2.0 (-1)	936 (+6%)	17mo	$103,862	$111	35

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

Projected returns pro-forma

-0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: -0.11×
• Total profit: $-67,466
• Equity at exit: $56,811

10-year hold

• IRR: -19.2%
• Equity multiple: -0.78×
• Total profit: $-107,896
• Equity at exit: $63,558

Cash invested: $60,710 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $79,999 ($84/sqft)
• Median days on market: 167 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +195.0% above current asking $/sqft

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

ZIP-level market 15675

• Home prices YoY: -0.2%
• Active inventory: 15
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $797 medium
• Mortgage (P&I): −$1,137
• Tax est. 1.5%: −$271 /mo · $3,252/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $-869

Break-even live

Break-even rent $1,897

Max offer price $91,055

Occupancy floor —

Sensitivity live

Price	-10% $-719	-5% $-794	+0% $-869	+5% $-944	+10% $-1,019
Rent	-10% $-932	-5% $-901	+0% $-869	+5% $-838	+10% $-806
Rate	-1.0pp $-760	-0.5pp $-814	base $-869	+0.5pp $-925	+1.0pp $-982

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: $54,205
• Closing costs: $6,505
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Clay Ave Jeannette, PA	3.0–5.0	1.0	1250	$625	$0.50	0d	1	1.45mi
36 Gaskill Ave Unit 2 Jeannette, PA	3.0	1.0	1100	$950	$0.86	62d	1	1.48mi

Property features AI

Finance

• Financial info: List price $79,999

Exterior

• Home design: Planned home: The Borough
• Construction: 880 living area
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 2 total bathrooms

Listing history 50 events

1. 2026-09-23
   days on market $82,999 Active 167 DOM
2. 2026-09-22
   days on market $82,999 Active 166 DOM
3. 2026-09-21
   days on market $82,999 Active 165 DOM
4. 2026-09-20
   days on market $82,999 Active 164 DOM
5. 2026-09-19
   days on market $82,999 Active 163 DOM
6. 2026-09-18
   days on market $82,999 Active 162 DOM
7. 2026-09-17
   days on market $82,999 Active 161 DOM
8. 2026-09-16
   days on market $82,999 Active 160 DOM
9. 2026-09-15
   days on market $82,999 Active 159 DOM
10. 2026-09-14
    days on market $82,999 Active 158 DOM
11. 2026-09-13
    days on market $82,999 Active 157 DOM
12. 2026-09-12
    days on market $82,999 Active 156 DOM
13. 2026-09-11
    days on market $82,999 Active 155 DOM
14. 2026-09-05
    days on market $82,999 Active 149 DOM
15. 2026-09-04
    days on market $82,999 Active 148 DOM
16. 2026-09-03
    days on market $82,999 Active 147 DOM
17. 2026-08-31
    days on market $82,999 Active 144 DOM
18. 2026-08-29
    days on market $82,999 Active 142 DOM
19. 2026-08-28
    days on market $82,999 Active 141 DOM
20. 2026-08-27
    days on market $82,999 Active 140 DOM
21. 2026-08-26
    days on market $82,999 Active 139 DOM
22. 2026-08-25
    days on market $82,999 Active 138 DOM
23. 2026-08-24
    days on market $82,999 Active 137 DOM
24. 2026-08-23
    days on market $82,999 Active 136 DOM
25. 2026-08-22
    days on market $82,999 Active 135 DOM
26. 2026-08-21
    days on market $82,999 Active 134 DOM
27. 2026-08-20
    days on market $82,999 Active 133 DOM
28. 2026-08-19
    days on market $82,999 Active 132 DOM
29. 2026-08-18
    days on market $82,999 Active 131 DOM
30. 2026-08-17
    days on market $82,999 Active 130 DOM
31. 2026-08-16
    days on market $82,999 Active 129 DOM
32. 2026-08-15
    days on market $82,999 Active 128 DOM
33. 2026-08-14
    days on market $82,999 Active 127 DOM
34. 2026-08-13
    days on market $82,999 Active 126 DOM
35. 2026-08-12
    days on market $82,999 Active 125 DOM
36. 2026-08-11
    days on market $82,999 Active 124 DOM
37. 2026-08-10
    days on market $82,999 Active 123 DOM
38. 2026-08-09
    days on market $82,999 Active 122 DOM
39. 2026-08-08
    days on market $82,999 Active 121 DOM
40. 2026-08-07
    days on market $82,999 Active 120 DOM
41. 2026-08-06
    days on market $82,999 Active 119 DOM
42. 2026-08-05
    days on market $82,999 Active 118 DOM
43. 2026-08-04
    days on market $82,999 Active 117 DOM
44. 2026-08-03
    days on market $82,999 Active 116 DOM
45. 2026-07-31
    days on market $82,999 Active 113 DOM
46. 2026-07-30
    days on market $82,999 Active 112 DOM
47. 2026-07-30
    days on market $82,999 Active 111 DOM
48. 2026-07-28
    pricedays on market $82,999 Active 110 DOM
49. 2026-07-26
    days on market $79,999 Active 108 DOM
50. 2026-07-24
    days on market $79,999 Active 106 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 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: $9,558
• − Mortgage interest: −$12,145
• − Property taxes: −$3,252
• − Insurance: −$1,084
• − Repairs & maintenance: −$765
• − Management: −$765
• − Depreciation: −$6,308
• Taxable loss: −$14,760
• Est. tax savings @ 24.0%: +$3,542
• After-tax cash flow: $-6,887/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 · 8 photos

Excellent 100/100 None rehab

This brand-new, move-in-ready home offers a thoughtfully designed layout with modern amenities and excellent curb appeal, making it an ideal investment for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances enhance functionality and appeal, making the home more desirable for both buyers and renters. ↑

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Harrison Park El Sch A PA #89/1,518 Nat'l #2,202/41,679 High Penn Trafford Hs

Schools (NCES district)

• District: Penn-Trafford SD
• NCES district ID: 4218660
• Math proficiency: 60% ▼ -13.00%
• Reading proficiency: 78% ▼ -7.00%
• Median HH income: $68,988
• Composite: 60.28/100
• National rank: #855
• State rank: #27 of 539 in PA

D Composite livability gradescore 56/100

Livability — Penn

• Score: 56/100
• State rank: #1637
• US rank: #22584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westmoreland · 342,555 people
• Metro: Pittsburgh, PA
• Population (ZIP): 1,259
• Household income: $71,970
• Rent vs Own: 16.7% rent · 83.3% own

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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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Romanian 9% Italian 4% Subsaharan African 3%
• Foreign-born: 3%
• Languages at home: 93% English-only · Russian/Polish/Slavic 5% Spanish 2%

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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: ▼ -0.57%
• Current HPI: 299.5257
• Rent YoY: —
• Metro: —
• 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

• Financial info: List price $79,999

Exterior

• Home design: Planned home: The Borough
• Construction: 880 living area
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 2 total bathrooms