161 Westbrooke Ln · Findlay, PA 15108

$205,000

2 bd · 1.5 ba · 1,190 sqft · Townhouse public records · 1 Days on market

Built 1996 Est $234k · 13% 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 +13.1/15.0
• Cash flow +12.5/30.0
• Schools +6.1/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 161 Westbrooke Lane, a 2 bedroom, 1.5 bath townhome on a quiet cul-de-sac in the West Allegheny School District. At just under 1,200 square feet, it is one of the larger floor plans on the street, and it backs to mature woods, so the view out back is all trees and no neighbors. Inside, the main level opens into a living and dining area, a full kitchen with a breakfast bar, and a convenient first-floor powder room. Off the living room, a deck sits right at the tree line, the kind of quiet morning-coffee spot most units on this street don't have. Central heating and air keep it comfortable through every season. Upstairs are two well-sized bedrooms with ample closet space and a full

Key facts

• Quiet cul-de-sac
• Integral garage
• Deck at tree line

Tags

• QUIET CUL-DE-SAC
• BACKS TO MATURE WOODS
• DECK AT TREE LINE
• FULL BASEMENT
• INTEGRAL GARAGE

Property features AI

Exterior

• Home design: Townhouse; 2 stories

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1.5 bathrooms
• Heating & cooling: Air conditioning
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $-31 ($-377/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (14.5% below list).
• Recommended offer: $175k (14.5% 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.
• West Allegheny SD (suburban): math 64% / reading 77% proficiency, ranked #22 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $175,356 (14.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $234,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Westbrooke Ln	0.04mi	2/1.5	1,122 (-6%)	6mo	$216,500	$193	84
79 Escalon	0.22mi	3/1.5 (+1)	1,240 (+4%)	7mo	$188,995	$152	72
510 Hemlock Ct	0.20mi	3/1.5 (+1)	1,220 (+2%)	17mo	$264,900	$217	67
76 Escalon Dr	0.23mi	3/1.5 (+1)	1,240 (+4%)	13mo	$222,000	$179	66
115 Westbrooke Ln	0.11mi	3/3.0 (+1)	1,342 (+13%)	10mo	$264,000	$197	54
2309 Elm Dr	0.66mi	3/2.5 (+1)	1,240 (+4%)	1mo	$245,000	$198	52
2502 Hawthorne Dr	0.63mi	3/1.5 (+1)	1,240 (+4%)	14mo	$228,350	$184	47
2522 Hawthorne Dr	0.59mi	3/1.5 (+1)	1,296 (+9%)	8mo	$232,000	$179	46
2518 Hawthorne Dr	0.60mi	3/2.5 (+1)	1,302 (+9%)	2mo	$265,000	$204	45
1115 Elm Ct	0.71mi	2/1.5	1,040 (-13%)	8mo	$193,000	$186	39
515 Elm Ct	0.68mi	2/1.5	1,040 (-13%)	12mo	$205,000	$197	37
919 Elm Ct	0.75mi	2/1.5	1,017 (-14%)	8mo	$215,000	$211	34

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-33,176
• Equity at exit: $30,566

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-22,891
• Equity at exit: $17,725

Cash invested: $57,400 (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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-31

Break-even live

Break-even rent $1,793

Max offer price $200,457

Occupancy floor 97%

Sensitivity live

Price	-10% $110	-5% $39	+0% $-31	+5% $-102	+10% $-173
Rent	-10% $-170	-5% $-101	+0% $-31	+5% $38	+10% $107
Rate	-1.0pp $72	-0.5pp $21	base $-31	+0.5pp $-85	+1.0pp $-139

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Lincoln Highlands Dr Coraopolis, PA	1.0–3.0	1.0–2.0	988	$1,635	$1.65	2d	13	0.59mi
1101 Timberglen Dr Imperial, PA	3.0	2.0	1310	$1,800	$1.37	8d	1	0.91mi
1600 Settlers Dr Oakdale, PA	1.0–2.0	1.0	769	$1,645	$2.14	2d	23	0.98mi
7420 Steubenville Pike Oakdale, PA	1.0–2.0	1.0	725	$2,215	$3.06	2d	12	0.98mi
1500 Park Lane Dr Pittsburgh, PA	2.0	1.0–2.0	641	$1,915	$2.99	2d	1	1.03mi
27412 Evergreen Run Unit 27412 Imperial, PA	2.0	1.0	1000	$1,150	$1.15	24d	1	1.25mi
1100 Prism Pl Moon Twp, PA	1.0–3.0	1.0–2.0	1029	$2,275	$2.21	2d	30	1.39mi
Prism Pl Moon Township, PA	1.0–2.0	1.0–2.0	945	$2,861	$3.03	2d	10	1.42mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $205,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,043
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,964
• Taxable loss: −$3,871
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $552/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: West Allegheny SD
• NCES district ID: 4225200
• Math proficiency: 64% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $67,549
• Composite: 61.41/100
• National rank: #763
• State rank: #22 of 539 in PA

Livability — Findlay

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

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• Metro: Pittsburgh, PA
• 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