527 Westmoreland Ave · Avonmore, PA 15618

$125,000

6 bd · None ba · 3,964 sqft · SingleFamily · 107 Days on market

Built 1900 Poor condition 2,400 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +6.5/10.0
• 1% rule +5.5/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Attention investors! This income-producing multi-family property offers both immediate cash flow and major upside potential. Currently configured with 2 active rental units, this property presents a rare opportunity to expand to 3-4 total units, creating significant value through forced appreciation and increased rental income. Investment Highlights: • 2 existing income-producing apartments • Potential to add 1–2 additional units • Large double lot with expansion flexibility • On-site tenant parking • Strong rental demand in the area • Long-term appreciation potential

Key facts

• Strong rental demand
• Large double lot
• 2,400 sq ft lot

Tags

• INCOME PRODUCING APARTMENTS
• LARGE DOUBLE LOT
• ON SITE TENANT PARKING
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath single-family listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,339 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Kiski Area SD (suburban): math 33% / reading 60% proficiency, ranked #247 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $4k appreciation (2.9% 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 (2.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 107 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.74×
• Total profit: $25,745
• Equity at exit: $55,520

10-year hold

• IRR: 15.0%
• Equity multiple: 3.19×
• Total profit: $76,647
• Equity at exit: $85,034

Cash invested: $35,000 (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 15618

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $178

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 107 DOM
2. 2026-06-17
   days on market $125,000 Active 106 DOM
3. 2026-06-16
   days on market $125,000 Active 105 DOM
4. 2026-06-15
   days on market $125,000 Active 104 DOM
5. 2026-06-13
   days on market $125,000 Active 102 DOM
6. 2026-06-09
   days on market $125,000 Active 98 DOM
7. 2026-06-08
   days on market $125,000 Active 97 DOM
8. 2026-06-07
   days on market $125,000 Active 96 DOM
9. 2026-06-05
   days on market $125,000 Active 93 DOM
10. 2026-06-03
    days on market $125,000 Active 92 DOM
11. 2026-06-02
    days on market $125,000 Active 91 DOM
12. 2026-06-01
    days on market $125,000 Active 90 DOM
13. 2026-05-31
    days on market $125,000 Active 89 DOM
14. 2026-03-03
    listed $125,000 Active 610-char remark

    Show marketing remark (610 chars)

    Attention investors! This income-producing multi-family property offers both immediate cash flow and major upside potential. Currently configured with 2 active rental units, this property presents a rare opportunity to expand to 3-4 total units, creating significant value through forced appreciation and increased rental income. Investment Highlights: • 2 existing income-producing apartments • Potential to add 1–2 additional units • Large double lot with expansion flexibility • On-site tenant parking • Strong rental demand in the area • Long-term appreciation potential

15. 2026-02-28
    historical Expired 531-char remark

    Show marketing remark (531 chars)

    Don’t miss this prime multi-unit investment property! Currently featuring 2 active apartments, this property offers the potential to add 2–3 more units, making it a perfect opportunity for investors looking to expand rental income. • Large double lot with plenty of space • On-site parking available • Strong rental potential with room to grow • Excellent location with easy access to local amenities This is your chance to secure a versatile property with instant income and future upside.

16. 2026-02-16
    price $125,000 531-char remark

    Show marketing remark (531 chars)

    Don’t miss this prime multi-unit investment property! Currently featuring 2 active apartments, this property offers the potential to add 2–3 more units, making it a perfect opportunity for investors looking to expand rental income. • Large double lot with plenty of space • On-site parking available • Strong rental potential with room to grow • Excellent location with easy access to local amenities This is your chance to secure a versatile property with instant income and future upside.

17. 2026-02-16
    listed $125,000 Active

    Show marketing remark (531 chars)

    Don’t miss this prime multi-unit investment property! Currently featuring 2 active apartments, this property offers the potential to add 2–3 more units, making it a perfect opportunity for investors looking to expand rental income. • Large double lot with plenty of space • On-site parking available • Strong rental potential with room to grow • Excellent location with easy access to local amenities This is your chance to secure a versatile property with instant income and future upside.

18. 2025-09-16
    listed $124,900 Active 531-char remark

    Show marketing remark (531 chars)

    Don’t miss this prime multi-unit investment property! Currently featuring 2 active apartments, this property offers the potential to add 2–3 more units, making it a perfect opportunity for investors looking to expand rental income. • Large double lot with plenty of space • On-site parking available • Strong rental potential with room to grow • Excellent location with easy access to local amenities This is your chance to secure a versatile property with instant income and future upside.

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

Taxation est. · year 1

• Rental income: $15,819
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,636
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,095/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 · 2 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including exterior renovation, landscaping, and HVAC upgrades, to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant damage and wear
• Major roof — No visible damage, but photos don't show
• Major landscaping — Overgrown yard, no landscaping

Value-add opportunities

• Both exterior renovation — Improves curb appeal and rental value
• Both landscaping — Enhances curb appeal and rental value
• Both roof repair — Ensures structural integrity and rental value
• Both HVAC upgrade — Improves comfort and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and wear	Major	$15,000–50,000
roof · No visible damage, but photos don't show	Major	$15,000–50,000
landscaping · Overgrown yard, no landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior renovation — Improves curb appeal and rental value ↑
• Both landscaping — Enhances curb appeal and rental value ↑
• Both roof repair — Ensures structural integrity and rental value ↑
• Both HVAC upgrade — Improves comfort and rental 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: Kiski Area SD
• NCES district ID: 4212840
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $49,407
• Composite: 39.72/100
• National rank: #3900
• State rank: #247 of 539 in PA

Livability — Avonmore

• Score: 62/100
• State rank: #1339
• US rank: #16565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avonmore, PA
• Population (ZIP): 2,388

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 (97%)
• Race & ethnicity: White 97% Black 1% Two or more races 1%
• Common ancestry: Romanian 15% Serbian 4% Polish 2%
• Foreign-born: 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: ▲ 2.90%
• Current HPI: 254.6433
• 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

+0.1% since first listed

5 events — show timeline

• 2026-03-03 Listed $125,000 West Penn MLS
• 2026-02-28 Delisted — West Penn MLS
• 2026-02-16 Price Changed $125,000 West Penn MLS
• 2026-02-16 Listed $125,000 West Penn MLS
• 2025-09-16 Listed $124,900 West Penn MLS