725 Pine St · Irwin, PA 15642

$145,000

4 bd · 2.0 ba · — sqft · Other · 87 Days on market

Built 1941 7,801 sqft lot

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.9/10.0
• Rent growth +4.3/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors - House converted into two apartments. 1 st. floor apartment 1 beds, 1 bath, 2nd floor apartment 2 beds 1 bath. Pocket doors, Large wrap-around porch and back porch. Separate utilities, laundry areas and one car garage. Several off street parking also. Private entry, kitchen appliances, flat yard. Information on home including room sizes, square footage, taxes, lot size, taxes are deemed reliable but not guaranteed. Buyer/buyer's agent is responsible to verify all information. Taxes per realist.

Key facts

• Separate utilities
• Pocket doors
• Laundry areas

Tags

• CONVERTED INTO TWO APARTMENTS
• POCKET DOORS
• WRAP-AROUND PORCH
• BACK PORCH
• SEPARATE UTILITIES
• LAUNDRY AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#122 in PA, #958 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: employment D+, amenities F.
• Norwin SD (suburban): math 60% / reading 76% proficiency, ranked #32 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.2%/yr); 137 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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 + 7.2% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.
• Current owner paid $83k; list at $145k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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 A-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: 1.17% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.15% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.21×
• Total profit: $8,364
• Equity at exit: $21,620

10-year hold

• IRR: 17.9%
• Equity multiple: 2.77×
• Total profit: $71,763
• Equity at exit: $12,537

Cash invested: $40,600 (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 15642

• Rents YoY: 7.2%
• Active inventory: 137
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$760
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $385

Break-even live

Break-even rent $1,208

Max offer price $145,000

Occupancy floor 72%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Pennsylvania Ave Unit 1 Irwin, PA	3.0	1.0	—	$1,345	—	1d	1	0.07mi
9830 Don Dr Irwin, PA	3.0	3.0	1750	$2,498	$1.43	1d	1	0.52mi
1500 Pennsylvania Ave Unit NA Irwin, PA	5.0	1.0	2200	$2,800	$1.27	43d	1	0.57mi
20 1st St Irwin, PA	5.0	2.0	—	$1,900	—	1d	1	0.67mi
10404 Lilac St Irwin, PA	3.0	1.0	1350	$965	$0.71	17d	1	1.07mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 87 DOM
2. 2026-06-17
   days on market $145,000 Active 86 DOM
3. 2026-06-16
   days on market $145,000 Active 85 DOM
4. 2026-06-15
   days on market $145,000 Active 84 DOM
5. 2026-06-13
   days on market $145,000 Active 82 DOM
6. 2026-06-13
   days on market $145,000 Active 81 DOM
7. 2026-06-09
   days on market $145,000 Active 78 DOM
8. 2026-06-08
   days on market $145,000 Active 77 DOM
9. 2026-06-07
   days on market $145,000 Active 76 DOM
10. 2026-06-03
    days on market $145,000 Active 72 DOM
11. 2026-06-02
    days on market $145,000 Active 71 DOM
12. 2026-06-01
    days on market $145,000 Active 70 DOM
13. 2026-05-31
    days on market $145,000 Active 69 DOM
14. 2026-03-16
    listed $145,000 Active 510-char remark

    Show marketing remark (510 chars)

    Investors - House converted into two apartments. 1 st. floor apartment 1 beds, 1 bath, 2nd floor apartment 2 beds 1 bath. Pocket doors, Large wrap-around porch and back porch. Separate utilities, laundry areas and one car garage. Several off street parking also. Private entry, kitchen appliances, flat yard. Information on home including room sizes, square footage, taxes, lot size, taxes are deemed reliable but not guaranteed. Buyer/buyer's agent is responsible to verify all information. Taxes per realist.

15. 2009-11-19
    soldstatus $83,000
16. 2009-11-06
    soldstatus $83,000 298-char remark

    Show marketing remark (298 chars)

    Large Georgian-style house converted into two apartments. Original woodwork, pocket doors, spacious wrap-around porch and back porch. Separate utilities, laundry areas and one car garage. Off street parking also. Private entry, kitchen appliances, flat yard, current tenants very reliable. New roof

17. 2009-11-06
    price $84,900 298-char remark

    Show marketing remark (298 chars)

    Large Georgian-style house converted into two apartments. Original woodwork, pocket doors, spacious wrap-around porch and back porch. Separate utilities, laundry areas and one car garage. Off street parking also. Private entry, kitchen appliances, flat yard, current tenants very reliable. New roof

18. 2009-07-26
    listed $83,000 298-char remark

    Show marketing remark (298 chars)

    Large Georgian-style house converted into two apartments. Original woodwork, pocket doors, spacious wrap-around porch and back porch. Separate utilities, laundry areas and one car garage. Off street parking also. Private entry, kitchen appliances, flat yard, current tenants very reliable. New roof

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $1,947 · $162/mo
• Expected delta: +$344/yr (+$29/mo · 21.5%)

ⓘ 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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,338
• − Mortgage interest: −$8,122
• − Property taxes: −$1,603
• − Insurance: −$725
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$4,218
• Taxable income: $2,416
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $4,035/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: Norwin SD
• NCES district ID: 4217940
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $62,686
• Composite: 58.86/100
• National rank: #973
• State rank: #32 of 539 in PA

Livability — Irwin

• Score: 83/100
• State rank: #122
• US rank: #958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irwin, PA
• County: Westmoreland County · 183,777 people
• City population: 46,325
• Metro: Pittsburgh, PA
• Population (ZIP): 46,325
• Household income: $97,706
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 349.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• 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: ▼ -129.70%
• Current HPI: 180.8812
• Rent YoY: ▲ 7.15%
• 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

+74.7% since first listed

5 events — show timeline

• 2026-03-16 Listed $145,000 West Penn MLS
• 2009-11-19 Sold (Public Records) $83,000 Public Records
• 2009-11-06 Price Changed $84,900 West Penn MLS
• 2009-11-06 Sold (MLS) $83,000 West Penn MLS
• 2009-07-26 Listed $83,000 West Penn MLS

Property tax history

+3.3%/yr

Latest (2026): $1,603 · +0.0% YoY. Source: county tax records.