200 Lookout Dr · North Fayette, PA 15071

$150,000

3 bd · 2.5 ba · 1,308 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.26 ac lot Est $283k · 47% under ↓ 48% since listing

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Why this score? — see what drove the C+ 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +6.1/10.0
• 1% rule +5.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice sized 3 bedroom, 2.5 bath ranch home with loads of potential. Quiet neighborhood in West Allegheny School District. Private yard, hardwood floors, 2 car garage, shed, tons of storage and a great location! Roof, furnace, A/C, hot water tank and garage door all replaced in the last 9 years. Close to Pittsburgh airport and Robinson.

Key facts

• Outdoor living area
• Large yard
• Ranch style home

Tags

• RANCH STYLE HOME
• PRIVATE ENSUITE FULL BATH
• OUTDOOR LIVING AREA
• LARGE YARD
• COVERED PATIO
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Exterior features: Resale property

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads: area grade C — 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: 66 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $282,528
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Florida Dr	0.08mi	3/2.0	1,335 (+2%)	4mo	$296,000	$222	88
427 Carolina Dr	0.17mi	3/2.0	1,379 (+5%)	1mo	$298,500	$216	80
100 Mayer Dr	0.20mi	3/1.0	1,260 (-4%)	0mo	$250,500	$199	78
7672 Steubenville Pike	0.57mi	3/2.0	1,310 (+0%)	4mo	$218,500	$167	68
401 Florida Dr	0.09mi	3/2.0	1,400 (+7%)	17mo	$220,000	$157	68
306 Virginia Dr	0.19mi	3/2.0	1,482 (+13%)	4mo	$330,000	$223	64
326 Florida Dr	0.08mi	3/1.5	1,125 (-14%)	10mo	$262,500	$233	60
511 Hankey Farms Dr	0.48mi	3/1.0	1,263 (-3%)	20mo	$259,900	$206	49
339 Lutz Rd	0.47mi	2/2.0 (-1)	1,429 (+9%)	20mo	$505,000	$353	39
10 Albert Ln	0.57mi	3/1.0	1,456 (+11%)	15mo	$195,000	$134	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-12,576
• Equity at exit: $22,365

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,350
• Equity at exit: $12,969

Cash invested: $42,000 (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 15071

• Home prices YoY: -21.2%
• Active inventory: 66
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $183

Break-even live

Break-even rent $1,406

Max offer price $150,000

Occupancy floor 84%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Settlers Dr Oakdale, PA	1.0–2.0	1.0	769	$1,645	$2.14	1d	23	0.53mi
1101 Timberglen Dr Imperial, PA	3.0	2.0	1310	$1,800	$1.37	7d	1	0.72mi
27412 Evergreen Run Unit 27412 Imperial, PA	2.0	1.0	1000	$1,150	$1.15	23d	1	0.87mi
100 Lincoln Highlands Dr Coraopolis, PA	1.0–3.0	1.0–2.0	988	$1,935	$1.96	1d	13	1.15mi

Listing history 5 events

1. 2026-06-18
   days on market $150,000 Active 4 DOM
2. 2026-06-17
   days on market $150,000 Active 3 DOM
3. 2026-06-16
   days on market $150,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $150,000 Active 1 DOM

ⓘ 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: $3,142 · $262/mo
• Projected year-2 tax: $3,142 · $262/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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,656
• − Mortgage interest: −$8,402
• − Property taxes: −$3,142
• − Insurance: −$750
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,364
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $2,232/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 — North Fayette

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

Census & demographics

• Population (ZIP): 12,455

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Asian 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Scotch-Irish 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 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: ▼ -71.90%
• Current HPI: 266.6786
• 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

-48.3% since first listed

4 events — show timeline

• 2026-06-14 Listed $150,000 West Penn MLS
• 2023-09-06 Price Changed $269,900 West Penn MLS
• 2023-08-13 Price Changed $278,000 West Penn MLS
• 2023-08-01 Listed $290,000 West Penn MLS

Property tax history

+0.4%/yr

Latest (2026): $3,142 · +0.0% YoY. Source: county tax records.