2014 Constitution Blvd · Arnold, PA 15068

$85,000

3 bd · 1.0 ba · 1,320 sqft · Other · 14 Days on market

3,049 sqft lot $64/sqft · 27% below area Est $117k · 27% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

Key facts

• Covered front porch
• Bright kitchen
• Back porch

Tags

• COVERED FRONT PORCH
• BACK PORCH
• BRIGHT KITCHEN
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• BUILT-IN MICROWAVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 64/100 on livability (#1,212 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• New Kensington-Arnold SD (suburban): math 16% / reading 31% proficiency, ranked #483 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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 + 1.9% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $32k; list at $85k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
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: 1.45% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.99%
• DSCR: 1.76
• GRM: 5.7

CMA / ARV

• ARV (median comp): $116,723
• List price: $85,000
• Delta: -27.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,387
• Equity at exit: $12,674

10-year hold

• IRR: 15.3%
• Equity multiple: 2.18×
• Total profit: $27,974
• Equity at exit: $7,349

Cash invested: $23,800 (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 15068

• Home prices YoY: -12.2%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$446
• Tax from tax record: −$158 /mo · $1,899/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $337

Break-even live

Break-even rent $809

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $385	-5% $361	+0% $337	+5% $313	+10% $289
Rent	-10% $239	-5% $288	+0% $337	+5% $386	+10% $435
Rate	-1.0pp $380	-0.5pp $359	base $337	+0.5pp $315	+1.0pp $293

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Woodmont Ave New Kensington, PA	3.0	1.0	1250	$1,100	$0.88	11d	1	0.68mi
826 North St New Kensington, PA	4.0	1.5	1250	$1,495	$1.20	2d	1	0.72mi
424 W 7th Ave Unit 1 Tarentum, PA	2.0	1.0	1632	$1,000	$0.61	44d	1	1.09mi
424 W 7th Ave Unit 2 Tarentum, PA	3.0	1.0	1632	$1,250	$0.77	44d	1	1.09mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	2d	1	1.09mi
915 Evans St New Kensington, PA	3.0	2.0	1152	$1,295	$1.12	44d	1	1.44mi
542 5th Ave Unit 1 New Kensington, PA	2.0	1.0	890	$825	$0.93	24d	1	1.49mi

Listing history 15 events

1. 2026-05-07
   status Pending 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

2. 2026-04-22
   listed $85,000 Active 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

3. 2026-04-22
   historical Expired 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

4. 2026-04-04
   price $85,000 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

5. 2026-03-07
   status Active 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

6. 2025-12-12
   status Pending 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

7. 2025-12-06
   price $95,000 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

8. 2025-10-23
   price $99,900 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

9. 2025-09-18
   price $105,000 498-char remark

   Show marketing remark (498 chars)

   The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

10. 2025-08-05
    price $115,000 498-char remark

    Show marketing remark (498 chars)

    The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

11. 2025-06-29
    price $125,000 498-char remark

    Show marketing remark (498 chars)

    The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

12. 2025-05-28
    price $130,000 498-char remark

    Show marketing remark (498 chars)

    The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

13. 2025-04-23
    listed $140,000 Active 498-char remark

    Show marketing remark (498 chars)

    The charming covered front porch offers a welcoming entry to this classic home. A cozy back porch provides a pleasant spot for enjoying the outdoors or a convenient transition to the backyard. Step inside to discover the bright kitchen featuring sleek white cabinetry complemented by modern stainless steel appliances, including a built-in microwave above the range. You'll also find inviting living and dining rooms, plus an updated bath. Finally, a larger basement offers plenty of storage space.

14. 1996-05-01
    soldstatus $32,000
15. 1995-09-20
    listed $36,900

ⓘ 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: $1,899 · $158/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 8 d/yr ≥97°F today · 20 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,831
• − Mortgage interest: −$4,761
• − Property taxes: −$1,899
• − Insurance: −$425
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,473
• Taxable income: $2,900
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,348/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: New Kensington-Arnold SD
• NCES district ID: 4216740
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 31% ▼ -13.00%
• Median HH income: $34,386
• Composite: 19.26/100
• National rank: #8805
• State rank: #483 of 539 in PA

Livability — Arnold

• Score: 64/100
• State rank: #1212
• US rank: #14318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnold, PA
• County: Westmoreland County · 183,777 people
• Metro: Pittsburgh, PA
• Population (ZIP): 36,203
• Household income: $63,426
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 967.0

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 (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Subsaharan African 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 0%

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: ▼ -42.50%
• Current HPI: 305.926
• Rent YoY: ▲ 1.90%
• 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

+130.4% since first listed

15 events — show timeline

• 2026-05-07 Pending — West Penn MLS
• 2026-04-22 Delisted — West Penn MLS
• 2026-04-22 Listed $85,000 West Penn MLS
• 2026-04-04 Price Changed $85,000 West Penn MLS
• 2026-03-07 Relisted — West Penn MLS
• 2025-12-12 Pending — West Penn MLS
• 2025-12-06 Price Changed $95,000 West Penn MLS
• 2025-10-23 Price Changed $99,900 West Penn MLS
• 2025-09-18 Price Changed $105,000 West Penn MLS
• 2025-08-05 Price Changed $115,000 West Penn MLS
• 2025-06-29 Price Changed $125,000 West Penn MLS
• 2025-05-28 Price Changed $130,000 West Penn MLS
• 2025-04-23 Listed $140,000 West Penn MLS
• 1996-05-01 Sold (MLS) $32,000 West Penn MLS
• 1995-09-20 Listed $36,900 West Penn MLS

Property tax history

+1.6%/yr

Latest (2026): $1,899 · +1.1% YoY. Source: county tax records.