104 Miller St · Latrobe, PA 15650

$50,460

2 bd · 2.0 ba · 960 sqft · Other · 341 Days on market

Built 1900 2,613 sqft lot $53/sqft · 68% below area ↓ 27% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• 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

AUCTION-HOME CANNOT BE SHOWN - This colonial style single family home offers 2 bedrooms and 2 bathrooms with approximately 960 square feet of living space on a 0.06acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. 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 sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING.

Key facts

• 2,613 sq ft lot
• Built 1900
• Listed 341 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $50k).
• Recommended offer: $44k (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; 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 $349 of loan paydown is wiped out by about $2k 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 + 6.2% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,404 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 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 1900 — 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. 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: 1.91% ✓
• Cap rate: 16.03%
• Cash-on-cash: 34.78%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (median comp): $158,420
• List price: $50,460
• Delta: -68.15%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.19% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 2.49×
• Total profit: $21,104
• Equity at exit: $7,524

10-year hold

• IRR: 42.5%
• Equity multiple: 5.67×
• Total profit: $65,978
• Equity at exit: $4,363

Cash invested: $14,129 (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: 4.4×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$265
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $409

Break-even live

Break-even rent $443

Max offer price $50,460

Occupancy floor 52%

Sensitivity live

Price	-10% $438	-5% $424	+0% $409	+5% $395	+10% $381
Rent	-10% $334	-5% $371	+0% $409	+5% $447	+10% $485
Rate	-1.0pp $435	-0.5pp $422	base $409	+0.5pp $396	+1.0pp $383

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: $12,615
• Closing costs: $1,514
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $50,460 Active 341 DOM
2. 2026-06-17
   days on market $50,460 Active 340 DOM
3. 2026-06-16
   days on market $50,460 Active 339 DOM
4. 2026-06-15
   days on market $50,460 Active 338 DOM
5. 2026-06-13
   days on market $50,460 Active 336 DOM
6. 2026-06-09
   days on market $50,460 Active 332 DOM
7. 2026-06-08
   days on market $50,460 Active 331 DOM
8. 2026-06-07
   days on market $50,460 Active 330 DOM
9. 2026-06-05
   days on market $50,460 Active 327 DOM
10. 2026-06-03
    days on market $50,460 Active 326 DOM
11. 2026-06-02
    days on market $50,460 Active 325 DOM
12. 2026-06-01
    days on market $50,460 Active 324 DOM
13. 2026-05-31
    days on market $50,460 Active 323 DOM
14. 2026-04-09
    price $50,460 784-char remark

    Show marketing remark (784 chars)

    AUCTION-HOME CANNOT BE SHOWN - This colonial style single family home offers 2 bedrooms and 2 bathrooms with approximately 960 square feet of living space on a 0.06acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. 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 sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING.

15. 2025-10-17
    price $62,640 784-char remark

    Show marketing remark (784 chars)

    AUCTION-HOME CANNOT BE SHOWN - This colonial style single family home offers 2 bedrooms and 2 bathrooms with approximately 960 square feet of living space on a 0.06acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. 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 sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING.

16. 2025-09-14
    price $87,000 784-char remark

    Show marketing remark (784 chars)

    AUCTION-HOME CANNOT BE SHOWN - This colonial style single family home offers 2 bedrooms and 2 bathrooms with approximately 960 square feet of living space on a 0.06acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. 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 sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING.

17. 2025-07-12
    listed $55,268 Active 784-char remark

    Show marketing remark (784 chars)

    AUCTION-HOME CANNOT BE SHOWN - This colonial style single family home offers 2 bedrooms and 2 bathrooms with approximately 960 square feet of living space on a 0.06acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. 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 sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING.

18. 2016-07-07
    soldstatus $50,000
19. 2016-06-28
    price $50,000 429-char remark

    Show marketing remark (429 chars)

    Walk to town from this good condition starter home--2 Covered Porches, Fenced Level Yard, Newer Siding, Windows and Roof--Several exterior Doors have been replaced, the Level Yard is Fenced, has a gate from the paved alley--Park in the back or site for future garage, Laundry hook-ups in large kitchen, Main floor bath has vented glass block window & exhaust fan, Full basement-walk out to level back yard, a very nice home

20. 2016-06-27
    status Under Contract 429-char remark

    Show marketing remark (429 chars)

    Walk to town from this good condition starter home--2 Covered Porches, Fenced Level Yard, Newer Siding, Windows and Roof--Several exterior Doors have been replaced, the Level Yard is Fenced, has a gate from the paved alley--Park in the back or site for future garage, Laundry hook-ups in large kitchen, Main floor bath has vented glass block window & exhaust fan, Full basement-walk out to level back yard, a very nice home

21. 2016-06-27
    soldstatus $50,000 Sold 429-char remark

    Show marketing remark (429 chars)

    Walk to town from this good condition starter home--2 Covered Porches, Fenced Level Yard, Newer Siding, Windows and Roof--Several exterior Doors have been replaced, the Level Yard is Fenced, has a gate from the paved alley--Park in the back or site for future garage, Laundry hook-ups in large kitchen, Main floor bath has vented glass block window & exhaust fan, Full basement-walk out to level back yard, a very nice home

22. 2016-06-20
    price $59,900 429-char remark

    Show marketing remark (429 chars)

    Walk to town from this good condition starter home--2 Covered Porches, Fenced Level Yard, Newer Siding, Windows and Roof--Several exterior Doors have been replaced, the Level Yard is Fenced, has a gate from the paved alley--Park in the back or site for future garage, Laundry hook-ups in large kitchen, Main floor bath has vented glass block window & exhaust fan, Full basement-walk out to level back yard, a very nice home

23. 2016-05-13
    historical Contingent 429-char remark

    Show marketing remark (429 chars)

    Walk to town from this good condition starter home--2 Covered Porches, Fenced Level Yard, Newer Siding, Windows and Roof--Several exterior Doors have been replaced, the Level Yard is Fenced, has a gate from the paved alley--Park in the back or site for future garage, Laundry hook-ups in large kitchen, Main floor bath has vented glass block window & exhaust fan, Full basement-walk out to level back yard, a very nice home

24. 2015-09-18
    price $59,900 429-char remark

    Show marketing remark (429 chars)

    Walk to town from this good condition starter home--2 Covered Porches, Fenced Level Yard, Newer Siding, Windows and Roof--Several exterior Doors have been replaced, the Level Yard is Fenced, has a gate from the paved alley--Park in the back or site for future garage, Laundry hook-ups in large kitchen, Main floor bath has vented glass block window & exhaust fan, Full basement-walk out to level back yard, a very nice home

25. 2015-08-17
    listed $69,000 Active 429-char remark

    Show marketing remark (429 chars)

    Walk to town from this good condition starter home--2 Covered Porches, Fenced Level Yard, Newer Siding, Windows and Roof--Several exterior Doors have been replaced, the Level Yard is Fenced, has a gate from the paved alley--Park in the back or site for future garage, Laundry hook-ups in large kitchen, Main floor bath has vented glass block window & exhaust fan, Full basement-walk out to level back yard, a very nice home

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $786 · $66/mo
• Expected delta: +$11/yr (+$1/mo · 1.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 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: $11,540
• − Mortgage interest: −$2,827
• − Property taxes: −$776
• − Insurance: −$252
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$1,468
• Taxable income: $4,372
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $3,864/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

-26.9% since first listed

12 events — show timeline

• 2026-04-09 Price Changed $50,460 BRIGHT MLS
• 2025-10-17 Price Changed $62,640 BRIGHT MLS
• 2025-09-14 Price Changed $87,000 BRIGHT MLS
• 2025-07-12 Listed $55,268 BRIGHT MLS
• 2016-07-07 Sold (Public Records) $50,000 Public Records
• 2016-06-28 Price Changed $50,000 West Penn MLS
• 2016-06-27 Pending — West Penn MLS
• 2016-06-27 Sold (MLS) $50,000 West Penn MLS
• 2016-06-20 Price Changed $59,900 West Penn MLS
• 2016-05-13 Contingent — West Penn MLS
• 2015-09-18 Price Changed $59,900 West Penn MLS
• 2015-08-17 Listed $69,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $776 · -0.0% YoY. Source: county tax records.