The Borough Plan · Penn, PA 15675

$79,999

3 bd · 2.0 ba · 880 sqft · SingleFamily · 73 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 +6.0/10.0
• Cash flow +5.2/30.0
• Condition / age +5.0/5.0
• Appreciation +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

More space. More comfort. This brand-new 1,001 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. Built to last with R-33 roof insulation, R-13 wall insulation, 8' flat ceilings with stipple finish, vinyl lap siding with 25-year architectural shingles, Low-E insulated vinyl windows with grids, 200 Amp electrical panel, 40-gallon electric water heater, and a full 1-year warranty.

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 $79,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $213,159.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

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+, schools F, amenities 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.
• Market conditions: 14 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).

Forward outlook

• In year one you build about $251 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 73 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $75,199 (6.0% 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 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.59% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.67%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $213,159
• List price: $79,999
• Delta: -62.47%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.29×
• Total profit: $-42,533
• Equity at exit: $55,851

10-year hold

• IRR: -9.6%
• Equity multiple: 0.08×
• Total profit: $-54,697
• Equity at exit: $62,484

Cash invested: $59,684 (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 15675

• Home prices YoY: -0.2%
• Active inventory: 14
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$1,118
• Tax est. 1.5%: −$266 /mo · $3,197/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-481

Break-even live

Break-even rent $1,865

Max offer price $143,557

Occupancy floor —

Sensitivity live

Price	-10% $-334	-5% $-407	+0% $-481	+5% $-555	+10% $-628
Rent	-10% $-580	-5% $-531	+0% $-481	+5% $-431	+10% $-382
Rate	-1.0pp $-374	-0.5pp $-427	base $-481	+0.5pp $-536	+1.0pp $-592

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: $53,290
• Closing costs: $6,395
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 S 7th St Unit A Jeannette, PA	3.0	1.0	900	$1,450	$1.61	2d	1	1.15mi
36 Gaskill Ave Unit 2 Jeannette, PA	3.0	1.0	1100	$950	$0.86	2d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $79,999 Active 73 DOM
2. 2026-06-18
   days on market $79,999 Active 70 DOM
3. 2026-06-17
   days on market $79,999 Active 69 DOM
4. 2026-06-16
   days on market $79,999 Active 68 DOM
5. 2026-06-15
   days on market $79,999 Active 67 DOM
6. 2026-06-13
   days on market $79,999 Active 65 DOM
7. 2026-06-09
   days on market $79,999 Active 61 DOM
8. 2026-06-08
   days on market $79,999 Active 60 DOM
9. 2026-06-07
   days on market $79,999 Active 59 DOM
10. 2026-06-05
    days on market $79,999 Active 56 DOM
11. 2026-06-03
    days on market $79,999 Active 55 DOM
12. 2026-06-02
    days on market $79,999 Active 54 DOM
13. 2026-06-01
    days on market $79,999 Active 53 DOM
14. 2026-05-31
    days on market $79,999 Active 52 DOM
15. 2026-04-09
    listed $79,999 Active 972-char remark

    Show marketing remark (972 chars)

    More space. More comfort. This brand-new 1,001 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. Built to last with R-33 roof insulation, R-13 wall insulation, 8' flat ceilings with stipple finish, vinyl lap siding with 25-year architectural shingles, Low-E insulated vinyl windows with grids, 200 Amp electrical panel, 40-gallon electric water heater, and a full 1-year warranty.

ⓘ 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: $15,070
• − Mortgage interest: −$11,940
• − Property taxes: −$3,197
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$6,201
• Taxable loss: −$9,746
• Est. tax savings @ 24.0%: +$2,339
• After-tax cash flow: $-3,433/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• Population (ZIP): 1,259

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 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%

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

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

• 2026-04-09 Listed $79,999 Zillow