26 Miller St · Latrobe, PA 15650

$89,900

3 bd · None ba · 1,196 sqft · Other public records · 22 Days on market

Built 1922 5,000 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert!! Great 3 bedroom 2 full bath, with covered front porch, side porch and rear off street parking spot for multiple cars. Large rear yard. Interior features eat-in kitchen, living room, dining room and full bath. 2nd floor has 3 bedrooms and large bathroom. Being sold in as-is condition.

Key facts

• Covered front porch
• Living room
• Large rear yard

Tags

• COVERED FRONT PORCH
• SIDE PORCH
• REAR OFF STREET PARKING
• LARGE REAR YARD
• EAT-IN KITCHEN
• LIVING ROOM

Property features AI

Finance

• Financial info: Assessed value $6,290; Annual property tax approximately $874

Exterior

• Home design: 2-story house
• Exterior features: Lot area approximately 0.1148 acres

Interior

• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#181 in PA, #1,511 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Greater Latrobe SD (suburban): math 52% / reading 62% proficiency, ranked #94 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.2%/yr); 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.35% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.19% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.54×
• Total profit: $13,536
• Equity at exit: $13,404

10-year hold

• IRR: 24.2%
• Equity multiple: 3.40×
• Total profit: $60,409
• Equity at exit: $7,773

Cash invested: $25,172 (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 15650

• Rents YoY: 6.2%
• Active inventory: 110
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $378

Break-even live

Break-even rent $736

Max offer price $89,900

Occupancy floor 64%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 E 1st Ave Latrobe, PA	2.0	1.0	1200	$1,100	$0.92	1d	1	0.34mi

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 22 DOM
2. 2026-06-17
   days on market $89,900 Active 21 DOM
3. 2026-06-16
   days on market $89,900 Active 20 DOM
4. 2026-06-15
   days on market $89,900 Active 19 DOM
5. 2026-06-13
   days on market $89,900 Active 17 DOM
6. 2026-06-09
   days on market $89,900 Active 13 DOM
7. 2026-06-08
   days on market $89,900 Active 12 DOM
8. 2026-06-07
   days on market $89,900 Active 11 DOM
9. 2026-06-05
   days on market $89,900 Active 8 DOM
10. 2026-06-03
    days on market $89,900 Active 7 DOM
11. 2026-06-02
    days on market $89,900 Active 6 DOM
12. 2026-06-01
    days on market $89,900 Active 5 DOM
13. 2026-05-31
    days on market $89,900 Active 4 DOM
14. 2026-05-27
    listed $89,900 Active
15. 2012-03-22
    soldstatus $74,000

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$273/yr (+$23/mo · 31.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,581
• − Mortgage interest: −$5,036
• − Property taxes: −$874
• − Insurance: −$450
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,615
• Taxable income: $3,273
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $3,752/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: Greater Latrobe SD
• NCES district ID: 4210980
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 62% ▼ -17.00%
• Median HH income: $53,111
• Composite: 48.85/100
• National rank: #2087
• State rank: #94 of 539 in PA

Livability — Latrobe

• Score: 81/100
• State rank: #181
• US rank: #1511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Latrobe, PA
• County: Westmoreland County · 183,777 people
• City population: 26,312
• Metro: Pittsburgh, PA
• Population (ZIP): 26,312
• Household income: $63,305
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 714.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 10% Slovak 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -119.30%
• Current HPI: 152.0097
• Rent YoY: ▲ 6.19%
• 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

Price history

+21.5% since first listed

2 events — show timeline

• 2026-05-27 Listed $89,900 West Penn MLS
• 2012-03-22 Sold (Public Records) $74,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $874 · -0.0% YoY. Source: county tax records.