174/176 Roosevelt Way · North Huntingdon, PA 15624

$169,900

6 bd · 3.0 ba · — sqft · MultiFamily · 35 Days on market

Fair condition 9,757 sqft lot ↓ 11% since listing

---

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 +5.9/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Spacious income-producing opportunity featuring a duplex plus a detached trailer, creating a unique 3-unit investment setup with endless potential! Each unit offers 2 bedrooms and 1 full bathroom, providing layouts tenants are always looking for. The detached trailer, added in 1995, has never been occupied, presenting a rare opportunity for future use, storage, or additional possibilities for the next owner to explore. The property also features a fenced yard, covered front porch, off-street parking behind the duplex, a detached garage with added storage space, and an additional shed for even more functionality. Separate septic systems service each unit, with the duplex septic systems recen

Key facts

• Covered front porch
• Off street parking
• Fenced yard

Tags

• DUPLEX
• FENCED YARD
• COVERED FRONT PORCH
• OFF STREET PARKING
• DETACHED GARAGE
• ADDITIONAL SHED

Property features AI

Exterior

• Parking: Off-street parking
• Home design: Multi-unit property with 3 total units
• Construction: Brick and vinyl siding exterior; Asphalt roof
• Exterior features: Lot approximately 0.224 acres (32.5 x 300); Zoned R2

Interior

• Bedrooms: Three units with 2 bedrooms each
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive. Per door: $316/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Norwin SD (suburban): math 60% / reading 76% proficiency, ranked #32 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 2.28×
• Total profit: $60,791
• Equity at exit: $76,394

10-year hold

• IRR: 23.5%
• Equity multiple: 4.36×
• Total profit: $160,021
• Equity at exit: $117,733

Cash invested: $47,572 (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 15624

• Active inventory: 1
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $633

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 67%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,286
Total (2 units)			$2,287

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 1st St Irwin, PA	5.0	2.0	—	$1,900	—	1d	1	1.37mi
1500 Pennsylvania Ave Unit NA Irwin, PA	5.0	1.0	2200	$2,800	$1.27	43d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $169,900 Active 35 DOM
2. 2026-06-17
   price $169,900 Active 34 DOM
3. 2026-06-17
   days on market $179,900 Active 34 DOM
4. 2026-06-16
   days on market $179,900 Active 33 DOM
5. 2026-06-15
   days on market $179,900 Active 32 DOM
6. 2026-06-13
   days on market $179,900 Active 30 DOM
7. 2026-06-13
   days on market $179,900 Active 29 DOM
8. 2026-06-09
   days on market $179,900 Active 26 DOM
9. 2026-06-08
   days on market $179,900 Active 25 DOM
10. 2026-06-07
    days on market $179,900 Active 24 DOM
11. 2026-06-03
    days on market $179,900 Active 20 DOM
12. 2026-06-02
    days on market $179,900 Active 19 DOM
13. 2026-06-01
    days on market $179,900 Active 18 DOM
14. 2026-05-31
    days on market $179,900 Active 17 DOM
15. 2026-05-14
    listed $189,900 Active 983-char remark

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

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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,444
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$4,943
• Taxable income: $5,195
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $6,344/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.

Condition & rehab AI · 30 photos

Fair 45/100 Moderate rehab

A fair condition multi-family home with moderate rehab needs, offering potential for significant value increase through updates.

Repairs flagged

• Moderate exterior siding — Visible wear and discoloration
• Minor interior paint — Some wear
• Minor kitchen cabinets — Some wear

Value-add opportunities

• Both update exterior siding — Enhances curb appeal and value
• Both paint interior walls — Improves appearance and value
• Both replace worn carpet — Enhances comfort and value
• Both update kitchen cabinets — Modernizes kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Visible wear and discoloration	Moderate	$3,000–15,000
interior paint · Some wear	Minor	$500–3,000
kitchen cabinets · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both update exterior siding — Enhances curb appeal and value ↑
• Both paint interior walls — Improves appearance and value ↑
• Both replace worn carpet — Enhances comfort and value ↑
• Both update kitchen cabinets — Modernizes kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Norwin SD
• NCES district ID: 4217940
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $62,686
• Composite: 58.86/100
• National rank: #973
• State rank: #32 of 539 in PA

Livability — North Huntingdon

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

Census & demographics

• Population (ZIP): 489

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 38%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: —
• Current HPI: —
• 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

-10.5% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $169,900 West Penn MLS
• 2026-05-26 Price Changed $179,900 West Penn MLS
• 2026-05-14 Listed $189,900 West Penn MLS