1141 Lincoln Way · White Oak, PA 15131

$119,900

3 bd · 1.5 ba · 1,164 sqft · SingleFamily public records · 15 Days on market

Built 1915 2,003 sqft lot Est $114k · 5% over

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Why this score? — see what drove the C- 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 +23.8/30.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• ARV discount +5.2/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and comfortable, this 2 story home with a convenient location has a lot of nice updates. Kitchen including stainless steel GE appliances. Bath. Living room is spacious with a beautiful detailed fireplace, built-ins and stained glass windows. The entry could be a mud room or a nice office/den. Off-street parking for 3-4 cars. The interior of this home is a show-stopper. Nice hardwood floors underneath the wall to wall carpet. This will NOT last - HOT! HOT! HOT!

Key facts

• Decorative fireplace
• Full basement
• Entryway mudroom

Tags

• ENTRYWAY MUDROOM
• DECORATIVE FIREPLACE
• STAINED GLASS WINDOWS
• BUILT IN CHINA CABINETS
• FULL BASEMENT
• FRESHLY PAINTED WALLS

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Aluminum siding with frame construction; Asphalt roof
• Exterior features: Full basement with interior entry; Lot dimensions approximately 50 x 48; Small lot (about 0.046 acres)

Interior

• Kitchen: Microwave; Stove
• Bedrooms: Three bedrooms (two upper-level bedrooms; one additional bedroom on upper level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Window treatments throughout; Decorative fireplace (1)
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.1% in White Oak — 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 77/100 on livability (#339 in PA, #2,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities D-, commute F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $35k; list at $120k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $114,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3113 Quay St	0.26mi	3/1.5	1,152 (-1%)	3mo	$110,000	$95	84
3009 State St	0.19mi	3/1.0	1,232 (+6%)	1mo	$76,000	$62	78
211 Park Way	0.21mi	2/1.0 (-1)	1,119 (-4%)	8mo	$85,000	$76	70
1608 Kansas Ave	0.58mi	3/1.0	1,188 (+2%)	1mo	$180,000	$152	66
124 Carmella Dr	0.47mi	2/1.0 (-1)	1,196 (+3%)	5mo	$84,000	$70	62
473 Mccully St	0.46mi	3/1.5	1,260 (+8%)	3mo	$206,000	$163	62
1126 Monongahela Blvd	0.34mi	2/2.0 (-1)	1,009 (-13%)	2mo	$124,000	$123	54
400 Congress St	0.29mi	2/2.0 (-1)	1,318 (+13%)	9mo	$180,000	$137	50
3806 Sarah St	0.61mi	3/1.0	1,324 (+14%)	0mo	$129,900	$98	46
3012 Cronemeyer St	0.72mi	2/2.0 (-1)	1,120 (-4%)	9mo	$23,000	$21	46
3247 Turner St	0.69mi	3/2.5	1,014 (-13%)	7mo	$127,000	$125	36
3830 Anderson Ave	0.55mi	2/1.0 (-1)	1,331 (+14%)	9mo	$45,000	$34	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-8,360
• Equity at exit: $17,877

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,955
• Equity at exit: $10,367

Cash invested: $33,572 (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 15131

• Home prices YoY: -18.6%
• Active inventory: 33
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$629
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $174

Break-even live

Break-even rent $998

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	12d	1	0.41mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	43d	1	0.76mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	16d	1	1.05mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	2d	1	1.06mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	43d	1	1.16mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	23d	1	1.20mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	23d	1	1.25mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	43d	1	1.37mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	1d	9	1.47mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	23d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $119,900 Active 15 DOM
2. 2026-06-17
   days on market $119,900 Active 14 DOM
3. 2026-06-16
   days on market $119,900 Active 13 DOM
4. 2026-06-15
   days on market $119,900 Active 12 DOM
5. 2026-06-13
   days on market $119,900 Active 10 DOM
6. 2026-06-13
   days on market $119,900 Active 9 DOM
7. 2026-06-09
   days on market $119,900 Active 6 DOM
8. 2026-06-08
   days on market $119,900 Active 5 DOM
9. 2026-06-07
   remarks 692-char remark
10. 2026-06-07
    listed $119,900 Active 4 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: $651 · $54/mo
• Projected year-2 tax: $1,273 · $106/mo
• Expected delta: +$622/yr (+$52/mo · 95.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,619
• − Mortgage interest: −$6,716
• − Property taxes: −$651
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,488
• Taxable income: $159
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,049/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: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 of 539 in PA

Livability — White Oak

• Score: 77/100
• State rank: #339
• US rank: #2982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, PA
• City population: 8,451
• Population (ZIP): 8,451

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Scotch-Irish 5% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.53%
• Current HPI: 233.6591
• 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

+185.5% since first listed

5 events — show timeline

• 2026-06-03 Listed $119,900 West Penn MLS
• 2012-02-20 Listed $56,250 West Penn MLS
• 2003-07-21 Sold (Public Records) $35,000 Public Records
• 2003-07-17 Sold (MLS) $35,000 West Penn MLS
• 2003-03-12 Listed $42,000 West Penn MLS

Property tax history

+1.8%/yr

Latest (2026): $651 · +0.0% YoY. Source: county tax records.