1739 Kimball Ave · Arnold, PA 15068

$124,000

5 bd · 2.0 ba · — sqft · Other · 196 Days on market

4,700 sqft lot Est $112k · 11% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect pair for anyone's portfolio. both units are currently rented The front house has a long term tenant. The back house was remodeled and then rented to the current tenant. Ideal for somebody looking to add a strong set of units to their portfolio.

Key facts

• Attached garage
• Finished basement
• 4,700 sq ft lot

Tags

• ATTACHED GARAGE
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $124k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $124k implies a 464% gain — meaningful room to come down on a strong offer.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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. 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?
5. 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?
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 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: 1.50% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.42%
• DSCR: 1.86
• GRM: 5.6

CMA / ARV

• ARV (median comp): $111,537
• List price: $124,000
• Delta: 11.17%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $13,721
• Equity at exit: $18,489

10-year hold

• IRR: 18.3%
• Equity multiple: 2.44×
• Total profit: $50,105
• Equity at exit: $10,721

Cash invested: $34,720 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $562

Break-even live

Break-even rent $1,148

Max offer price $124,000

Occupancy floor 65%

Sensitivity live

Price	-10% $632	-5% $597	+0% $562	+5% $527	+10% $492
Rent	-10% $415	-5% $489	+0% $562	+5% $635	+10% $709
Rate	-1.0pp $624	-0.5pp $593	base $562	+0.5pp $530	+1.0pp $497

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
826 North St New Kensington, PA	4.0	1.5	1250	$1,495	$1.20	2d	1	0.32mi
1922 Kenneth Ave New Kensington, PA	5.0	2.0	1800	$2,150	$1.19	8d	1	0.36mi
1922 Kenneth Ave New Kensington, PA	5.0	2.0	1800	$2,100	$1.17	2d	1	0.36mi

Listing history 17 events

1. 2026-06-18
   days on market $124,000 Active 196 DOM
2. 2026-06-17
   days on market $124,000 Active 195 DOM
3. 2026-06-16
   days on market $124,000 Active 194 DOM
4. 2026-06-15
   days on market $124,000 Active 193 DOM
5. 2026-06-13
   days on market $124,000 Active 191 DOM
6. 2026-06-09
   days on market $124,000 Active 187 DOM
7. 2026-06-08
   days on market $124,000 Active 186 DOM
8. 2026-06-07
   days on market $124,000 Active 185 DOM
9. 2026-06-05
   days on market $124,000 Active 182 DOM
10. 2026-06-03
    days on market $124,000 Active 181 DOM
11. 2026-06-02
    days on market $124,000 Active 180 DOM
12. 2026-06-01
    days on market $124,000 Active 179 DOM
13. 2026-05-31
    days on market $124,000 Active 178 DOM
14. 2026-03-30
    price $124,000 252-char remark

    Show marketing remark (252 chars)

    Perfect pair for anyone's portfolio. both units are currently rented The front house has a long term tenant. The back house was remodeled and then rented to the current tenant. Ideal for somebody looking to add a strong set of units to their portfolio.

15. 2025-12-04
    price $139,900 252-char remark

    Show marketing remark (252 chars)

    Perfect pair for anyone's portfolio. both units are currently rented The front house has a long term tenant. The back house was remodeled and then rented to the current tenant. Ideal for somebody looking to add a strong set of units to their portfolio.

16. 2025-12-04
    listed $139,000 Active 252-char remark

    Show marketing remark (252 chars)

    Perfect pair for anyone's portfolio. both units are currently rented The front house has a long term tenant. The back house was remodeled and then rented to the current tenant. Ideal for somebody looking to add a strong set of units to their portfolio.

17. 2002-05-01
    soldstatus $22,000

ⓘ 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: $2,459 · $205/mo
• Projected year-2 tax: $2,459 · $205/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 ≥97°F today · 18 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: $22,311
• − Mortgage interest: −$6,946
• − Property taxes: −$2,459
• − Insurance: −$620
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$3,607
• Taxable income: $5,109
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $5,517/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

+463.6% since first listed

4 events — show timeline

• 2026-03-30 Price Changed $124,000 West Penn MLS
• 2025-12-04 Price Changed $139,900 West Penn MLS
• 2025-12-04 Listed $139,000 West Penn MLS
• 2002-05-01 Sold (Public Records) $22,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $2,459 · +1.1% YoY. Source: county tax records.