171 Hillview Manor Rd · Gilpin, PA 15656

$223,465

3 bd · 1.0 ba · 2,100 sqft · SingleFamily public records · 51 Days on market

Built 1946 1.00 ac lot $106/sqft · 8% below area Est $242k · 8% under

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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).

• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. Take a drive by and see of this may be your next investment.

Key facts

• 1 acre lot
• Garage
• Built 1946

Property features AI

Finance

• Financial info: Annual taxes approximately $2,978

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Existing (resale) construction
• Exterior features: 1-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (38.3% below list).
• Recommended offer: $138k (38.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Leechburg Area SD (suburban): math 33% / reading 53% proficiency, ranked #303 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $182k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,926 (38.3% 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 51 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.62% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.18%
• DSCR: 0.64
• GRM: 13.5

CMA / ARV

• ARV (median comp): $242,159
• List price: $223,465
• Delta: -7.72%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Hillview Manor Rd	0.12mi	3/2.0	1,972 (-6%)	10mo	$262,500	$133	72
114 Johnetta Rd	0.38mi	4/3.0 (+1)	1,792 (-15%)	2mo	$325,000	$181	43
943 State Route 66	0.71mi	3/2.5	1,904 (-9%)	9mo	$225,000	$118	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $94,554
• Equity at exit: $201,315

10-year hold

• IRR: 17.2%
• Equity multiple: 5.79×
• Total profit: $299,806
• Equity at exit: $434,143

Cash invested: $62,570 (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 15656

• Home prices YoY: 9.1%
• Active inventory: 31
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$1,172
• Tax from tax record: −$251 /mo · $3,012/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-426

Break-even live

Break-even rent $1,919

Max offer price $148,147

Occupancy floor —

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: $55,866
• Closing costs: $6,704
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $223,465 Active 51 DOM
2. 2026-06-17
   days on market $223,465 Active 50 DOM
3. 2026-06-16
   days on market $223,465 Active 49 DOM
4. 2026-06-15
   days on market $223,465 Active 48 DOM
5. 2026-06-13
   days on market $223,465 Active 46 DOM
6. 2026-06-12
   days on market $223,465 Active 45 DOM
7. 2026-06-09
   days on market $223,465 Active 42 DOM
8. 2026-06-08
   days on market $223,465 Active 41 DOM
9. 2026-06-08
   days on market $223,465 Active 40 DOM
10. 2026-06-05
    days on market $223,465 Active 38 DOM
11. 2026-06-04
    days on market $223,465 Active 36 DOM
12. 2026-06-02
    days on market $223,465 Active 35 DOM
13. 2026-06-01
    days on market $223,465 Active 34 DOM
14. 2026-05-31
    days on market $223,465 Active 33 DOM
15. 2026-04-28
    listed $223,465 Active 161-char remark

    Show marketing remark (161 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. Take a drive by and see of this may be your next investment.

16. 2026-04-28
    historical Expired 161-char remark

    Show marketing remark (161 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. Take a drive by and see of this may be your next investment.

17. 2025-05-05
    listed $233,456 Active 161-char remark

    Show marketing remark (161 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. Take a drive by and see of this may be your next investment.

18. 2025-02-18
    historical Expired

    Show marketing remark (987 chars)

    Welcome to your next home! Charming 4-bedroom, 2-bath brick cape cod home, beautifully situated on over an acre in Gilpin Township. This classic home showcases hardwood floors and spacious rooms, providing ample space for relaxation and family living. Enjoy the convenience of a 2-car attached garage with a second floor, ideal for storage or creative projects. A breezeway connects the garage to the home, offering a cozy transition space. Outdoors, entertain on the huge back deck and patio, or shoot hoops on the front yard basketball court. The expansive basement is ready to become your dream home gym, additional family area, or even an in-law suite. With plenty of off-street parking, hosting guests is a breeze. This property blends the tranquility of the country with the convenience of being close enough to main roads, stores, entertainment, etc. , making it the perfect setting for making memories. Don’t miss the chance to call this delightful house your forever home!

19. 2025-02-05
    price $257,900

    Show marketing remark (987 chars)

    Welcome to your next home! Charming 4-bedroom, 2-bath brick cape cod home, beautifully situated on over an acre in Gilpin Township. This classic home showcases hardwood floors and spacious rooms, providing ample space for relaxation and family living. Enjoy the convenience of a 2-car attached garage with a second floor, ideal for storage or creative projects. A breezeway connects the garage to the home, offering a cozy transition space. Outdoors, entertain on the huge back deck and patio, or shoot hoops on the front yard basketball court. The expansive basement is ready to become your dream home gym, additional family area, or even an in-law suite. With plenty of off-street parking, hosting guests is a breeze. This property blends the tranquility of the country with the convenience of being close enough to main roads, stores, entertainment, etc. , making it the perfect setting for making memories. Don’t miss the chance to call this delightful house your forever home!

20. 2024-12-27
    price $259,900

    Show marketing remark (987 chars)

    Welcome to your next home! Charming 4-bedroom, 2-bath brick cape cod home, beautifully situated on over an acre in Gilpin Township. This classic home showcases hardwood floors and spacious rooms, providing ample space for relaxation and family living. Enjoy the convenience of a 2-car attached garage with a second floor, ideal for storage or creative projects. A breezeway connects the garage to the home, offering a cozy transition space. Outdoors, entertain on the huge back deck and patio, or shoot hoops on the front yard basketball court. The expansive basement is ready to become your dream home gym, additional family area, or even an in-law suite. With plenty of off-street parking, hosting guests is a breeze. This property blends the tranquility of the country with the convenience of being close enough to main roads, stores, entertainment, etc. , making it the perfect setting for making memories. Don’t miss the chance to call this delightful house your forever home!

21. 2024-11-25
    listed $265,000 Active

    Show marketing remark (987 chars)

    Welcome to your next home! Charming 4-bedroom, 2-bath brick cape cod home, beautifully situated on over an acre in Gilpin Township. This classic home showcases hardwood floors and spacious rooms, providing ample space for relaxation and family living. Enjoy the convenience of a 2-car attached garage with a second floor, ideal for storage or creative projects. A breezeway connects the garage to the home, offering a cozy transition space. Outdoors, entertain on the huge back deck and patio, or shoot hoops on the front yard basketball court. The expansive basement is ready to become your dream home gym, additional family area, or even an in-law suite. With plenty of off-street parking, hosting guests is a breeze. This property blends the tranquility of the country with the convenience of being close enough to main roads, stores, entertainment, etc. , making it the perfect setting for making memories. Don’t miss the chance to call this delightful house your forever home!

22. 2019-08-13
    soldstatus $182,000
23. 2019-08-09
    soldstatus $182,000 Sold
24. 2019-08-08
    status Under Contract
25. 2019-06-25
    historical Contingent
26. 2019-06-21
    listed $184,000 Active
27. 2012-03-29
    soldstatus $102,000

ⓘ 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: $3,012 · $251/mo
• Projected year-2 tax: $3,271 · $273/mo
• Expected delta: +$259/yr (+$22/mo · 8.6%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,551
• − Mortgage interest: −$12,518
• − Property taxes: −$3,012
• − Insurance: −$1,117
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$6,501
• Taxable loss: −$9,245
• Est. tax savings @ 24.0%: +$2,219
• After-tax cash flow: $-2,898/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: Leechburg Area SD
• NCES district ID: 4213470
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $47,241
• Composite: 36.64/100
• National rank: #4618
• State rank: #303 of 539 in PA

Livability — Gilpin

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,766

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 11% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.11%
• Current HPI: 252.6103
• 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

+119.1% since first listed

13 events — show timeline

• 2026-04-28 Delisted — West Penn MLS
• 2026-04-28 Listed $223,465 West Penn MLS
• 2025-05-05 Listed $233,456 West Penn MLS
• 2025-02-18 Delisted — West Penn MLS
• 2025-02-05 Price Changed $257,900 West Penn MLS
• 2024-12-27 Price Changed $259,900 West Penn MLS
• 2024-11-25 Listed $265,000 West Penn MLS
• 2019-08-13 Sold (Public Records) $182,000 Public Records
• 2019-08-09 Sold (MLS) $182,000 West Penn MLS
• 2019-08-08 Pending — West Penn MLS
• 2019-06-25 Contingent — West Penn MLS
• 2019-06-21 Listed $184,000 West Penn MLS
• 2012-03-29 Sold (Public Records) $102,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $3,012 · +1.1% YoY. Source: county tax records.