1710 Raymond Ave · Latrobe, PA 15650

$114,800

2 bd · 1.5 ba · 1,568 sqft · Other public records · 232 Days on market

Built 1940 5,000 sqft lot

---

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).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom raised ranch in Latrobe! The main level features beautiful hardwood floors throughout, a spacious living room with access to a side deck offering a full view of Latrobe, and an updated, fully equipped eat-in kitchen complete with stainless steel appliances and a convenient pantry. Two generous bedrooms and a full bath complete the main floor. The finished basement adds even more living space with a cozy family room featuring new carpet, a laundry room, half bath, and additional 11x10 storage room. Off the family room is a sliding glass door leading to a 16x11 screened-in porch, perfect for relaxing or entertaining. Pull-down attic access provides plenty of extra storage. Outside, you’ll find a driveway with off-street parking plus an additional parking space off the alley and a storage shed for all your outdoor needs. Move-in ready and full of comfort, space, and functionality! All listing info deemed reliable, but not guaranteed.

Key facts

• Finished basement
• Cozy family room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• UPDATED EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• FINISHED BASEMENT
• COZY FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $32 ($389/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (6.4% below list).
• Recommended offer: $101k (12.0% 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 $794 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.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 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 $45k; list at $115k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 8.9

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-12,948
• Equity at exit: $17,117

10-year hold

• IRR: 2.7%
• Equity multiple: 1.22×
• Total profit: $7,103
• Equity at exit: $9,926

Cash invested: $32,144 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$602
• Tax from tax record: −$167 /mo · $2,000/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $32

Break-even live

Break-even rent $1,034

Max offer price $114,800

Occupancy floor 92%

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: $28,700
• Closing costs: $3,444
• 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	1.03mi

Listing history 20 events

1. 2026-06-09
   days on market $114,800 Active 232 DOM
2. 2026-06-08
   days on market $114,800 Active 231 DOM
3. 2026-06-07
   days on market $114,800 Active 230 DOM
4. 2026-06-05
   days on market $114,800 Active 227 DOM
5. 2026-06-03
   days on market $114,800 Active 226 DOM
6. 2026-06-02
   days on market $114,800 Active 225 DOM
7. 2026-06-01
   days on market $114,800 Active 224 DOM
8. 2026-05-31
   days on market $114,800 Active 223 DOM
9. 2026-05-15
   price $114,800 985-char remark

   Show marketing remark (985 chars)

   Welcome to this charming 2-bedroom raised ranch in Latrobe! The main level features beautiful hardwood floors throughout, a spacious living room with access to a side deck offering a full view of Latrobe, and an updated, fully equipped eat-in kitchen complete with stainless steel appliances and a convenient pantry. Two generous bedrooms and a full bath complete the main floor. The finished basement adds even more living space with a cozy family room featuring new carpet, a laundry room, half bath, and additional 11x10 storage room. Off the family room is a sliding glass door leading to a 16x11 screened-in porch, perfect for relaxing or entertaining. Pull-down attic access provides plenty of extra storage. Outside, you’ll find a driveway with off-street parking plus an additional parking space off the alley and a storage shed for all your outdoor needs. Move-in ready and full of comfort, space, and functionality! All listing info deemed reliable, but not guaranteed.

10. 2026-03-16
    price $114,900 985-char remark

    Show marketing remark (985 chars)

    Welcome to this charming 2-bedroom raised ranch in Latrobe! The main level features beautiful hardwood floors throughout, a spacious living room with access to a side deck offering a full view of Latrobe, and an updated, fully equipped eat-in kitchen complete with stainless steel appliances and a convenient pantry. Two generous bedrooms and a full bath complete the main floor. The finished basement adds even more living space with a cozy family room featuring new carpet, a laundry room, half bath, and additional 11x10 storage room. Off the family room is a sliding glass door leading to a 16x11 screened-in porch, perfect for relaxing or entertaining. Pull-down attic access provides plenty of extra storage. Outside, you’ll find a driveway with off-street parking plus an additional parking space off the alley and a storage shed for all your outdoor needs. Move-in ready and full of comfort, space, and functionality! All listing info deemed reliable, but not guaranteed.

11. 2025-10-20
    listed $119,900 Active 985-char remark

    Show marketing remark (985 chars)

    Welcome to this charming 2-bedroom raised ranch in Latrobe! The main level features beautiful hardwood floors throughout, a spacious living room with access to a side deck offering a full view of Latrobe, and an updated, fully equipped eat-in kitchen complete with stainless steel appliances and a convenient pantry. Two generous bedrooms and a full bath complete the main floor. The finished basement adds even more living space with a cozy family room featuring new carpet, a laundry room, half bath, and additional 11x10 storage room. Off the family room is a sliding glass door leading to a 16x11 screened-in porch, perfect for relaxing or entertaining. Pull-down attic access provides plenty of extra storage. Outside, you’ll find a driveway with off-street parking plus an additional parking space off the alley and a storage shed for all your outdoor needs. Move-in ready and full of comfort, space, and functionality! All listing info deemed reliable, but not guaranteed.

12. 2017-03-17
    soldstatus $45,000
13. 2016-02-22
    historical Withdrawn 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

14. 2016-02-08
    price $32,700 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

15. 2016-01-06
    price $42,700 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

16. 2015-12-03
    listed $47,700 Active 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

17. 2013-10-31
    listed $89,900
18. 2012-10-31
    listed $109,900
19. 1995-12-29
    soldstatus $61,000
20. 1995-11-16
    listed $64,900

ⓘ 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: $2,000 · $167/mo
• Projected year-2 tax: $2,000 · $167/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 4/10 Moderate 7 d/yr ≥94°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: $12,895
• − Mortgage interest: −$6,431
• − Property taxes: −$2,000
• − Insurance: −$574
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$3,340
• Taxable loss: −$1,512
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $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

+76.9% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $114,800 West Penn MLS
• 2026-03-16 Price Changed $114,900 West Penn MLS
• 2025-10-20 Listed $119,900 West Penn MLS
• 2017-03-17 Sold (Public Records) $45,000 Public Records
• 2016-02-22 Delisted — West Penn MLS
• 2016-02-08 Price Changed $32,700 West Penn MLS
• 2016-01-06 Price Changed $42,700 West Penn MLS
• 2015-12-03 Listed $47,700 West Penn MLS
• 2013-10-31 Listed $89,900 West Penn MLS
• 2012-10-31 Listed $109,900 West Penn MLS
• 1995-12-29 Sold (MLS) $61,000 West Penn MLS
• 1995-11-16 Listed $64,900 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $2,000 · -0.0% YoY. Source: county tax records.