2524 Blacks Ln · New Kensington, PA 15068

$91,980

3 bd · 2.0 ba · 1,056 sqft · Other public records · 199 Days on market

Built 1984 1,306 sqft lot $87/sqft · 55% below area

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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 +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• 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

AUCTION-HOME CANNOT BE SHOWN - This manufactured home offers 3 bedrooms and 2 bathrooms with approximately 1058 square feet of living space on a 0.30 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the seller title company. Closing is not contingent upon the status of the mobile home title. The purchaser may be responsible to de-title the mobile home after purchase. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

Key facts

• 1,306 sq ft lot
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 7.2% in New Kensington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#840 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D, crime 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $636 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $80,942 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.32%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $205,444
• List price: $91,980
• Delta: -55.23%
• 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: 13.9%
• Equity multiple: 1.55×
• Total profit: $14,129
• Equity at exit: $13,715

10-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $45,668
• Equity at exit: $7,953

Cash invested: $25,754 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$482
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $479

Break-even live

Break-even rent $723

Max offer price $91,980

Occupancy floor 59%

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: $22,995
• Closing costs: $2,759
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1134 Strawn Ave New Kensington, PA	3.0	1.0	1084	$1,500	$1.38	43d	1	1.00mi
826 North St New Kensington, PA	4.0	1.5	1250	$1,495	$1.20	1d	1	1.24mi
915 Evans St New Kensington, PA	3.0	2.0	1152	$1,295	$1.12	43d	1	1.25mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	1d	1	1.32mi
1330 Woodmont Ave New Kensington, PA	3.0	1.0	1250	$1,100	$0.88	10d	1	1.40mi

Listing history 23 events

1. 2026-06-18
   days on market $91,980 Active 199 DOM
2. 2026-06-17
   days on market $91,980 Active 198 DOM
3. 2026-06-16
   days on market $91,980 Active 197 DOM
4. 2026-06-15
   days on market $91,980 Active 196 DOM
5. 2026-06-13
   days on market $91,980 Active 194 DOM
6. 2026-06-09
   days on market $91,980 Active 190 DOM
7. 2026-06-08
   days on market $91,980 Active 189 DOM
8. 2026-06-07
   days on market $91,980 Active 188 DOM
9. 2026-06-05
   days on market $91,980 Active 185 DOM
10. 2026-06-03
    days on market $91,980 Active 184 DOM
11. 2026-06-02
    days on market $91,980 Active 183 DOM
12. 2026-06-01
    days on market $91,980 Active 182 DOM
13. 2026-05-31
    days on market $91,980 Active 181 DOM
14. 2026-04-09
    price $91,980 1023-char remark

    Show marketing remark (1023 chars)

    AUCTION-HOME CANNOT BE SHOWN - This manufactured home offers 3 bedrooms and 2 bathrooms with approximately 1058 square feet of living space on a 0.30 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the seller title company. Closing is not contingent upon the status of the mobile home title. The purchaser may be responsible to de-title the mobile home after purchase. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

15. 2025-12-02
    listed $107,100 Active 1023-char remark

    Show marketing remark (1023 chars)

    AUCTION-HOME CANNOT BE SHOWN - This manufactured home offers 3 bedrooms and 2 bathrooms with approximately 1058 square feet of living space on a 0.30 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the seller title company. Closing is not contingent upon the status of the mobile home title. The purchaser may be responsible to de-title the mobile home after purchase. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

16. 2024-06-17
    historical Contingent 414-char remark

    Show marketing remark (414 chars)

    Welcome to this charming ranch home in a very quiet location. This home features 3 bedrooms and 2 full baths. Master bedroom has its own onsuite bathroom. Eat in kitchen has plenty of cabinet space, 2 pot racks, island and dining area. Outside features a 2 level deck, a large 2 car detached garage with separate electrical service and an additional fenced lot. Close to everything but the feel of country living.

17. 2024-06-10
    listed $134,000 Active 414-char remark

    Show marketing remark (414 chars)

    Welcome to this charming ranch home in a very quiet location. This home features 3 bedrooms and 2 full baths. Master bedroom has its own onsuite bathroom. Eat in kitchen has plenty of cabinet space, 2 pot racks, island and dining area. Outside features a 2 level deck, a large 2 car detached garage with separate electrical service and an additional fenced lot. Close to everything but the feel of country living.

18. 2018-01-03
    soldstatus $87,000
19. 2017-12-21
    soldstatus $87,000 Sold
20. 2017-11-01
    historical Contingent
21. 2017-10-28
    listed $83,900 Active
22. 2004-06-14
    soldstatus $9,200
23. 2004-03-11
    listed $12,000

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $1,028 · $86/mo
• Expected delta: +$425/yr (+$35/mo · 70.4%)

ⓘ 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,949
• − Mortgage interest: −$5,152
• − Property taxes: −$603
• − Insurance: −$460
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,676
• Taxable income: $4,506
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $4,667/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 — New Kensington

• Score: 69/100
• State rank: #840
• US rank: #8791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Kensington, PA
• County: Westmoreland County · 183,777 people
• City population: 36,203
• 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

+666.5% since first listed

10 events — show timeline

• 2026-04-09 Price Changed $91,980 BRIGHT MLS
• 2025-12-02 Listed $107,100 BRIGHT MLS
• 2024-06-17 Contingent — West Penn MLS
• 2024-06-10 Listed $134,000 West Penn MLS
• 2018-01-03 Sold (Public Records) $87,000 Public Records
• 2017-12-21 Sold (MLS) $87,000 West Penn MLS
• 2017-11-01 Contingent — West Penn MLS
• 2017-10-28 Listed $83,900 West Penn MLS
• 2004-06-14 Sold (MLS) $9,200 West Penn MLS
• 2004-03-11 Listed $12,000 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $603 · +0.0% YoY. Source: county tax records.