127 Squirrel Hill Rd · New Florence, PA 15944

$99,900

4 bd · 1.0 ba · 1,734 sqft · SingleFamily · 5 Days on market

Built 1950 Fair condition 0.70 ac lot Est $69k · 44% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 127 Squirrel Hill Road in the Ligonier Valley School District. Tucked away on a private dead-end road and surrounded by State Game Lands, this charming Cape Cod offers exceptional privacy, scenic views, and direct access to the outdoors. The main level features a spacious living room, dining area, and an updated kitchen complete with included appliances. You'll also find a convenient first-floor bedroom, a full bathroom, and a generously sized laundry room. Upstairs offers three well-sized bedrooms, each with walk-in closets and ample storage throughout. The unfinished basement provides additional storage space and houses the home's mechanicals. Outside, enjoy a large yard, breathtaking views, and a detached two-car garage. With direct access to State Game Lands, this property is perfect for outdoor enthusiasts or anyone seeking peace and privacy. Call today to schedule your private tour!

Key facts

• First-floor bedroom
• Walk-in closets
• Large yard

Tags

• PRIVATE DEAD-END ROAD
• DIRECT ACCESS TO OUTDOORS
• UPDATED KITCHEN
• FIRST-FLOOR BEDROOM
• WALK-IN CLOSETS
• LARGE YARD

Property features AI

Exterior

• Parking: Detached off-street garage; 2-car garage
• Utilities: Public water; Public sewer / sewer available
• Home design: Single family residence; Two-story home
• Construction: Vinyl siding; Shingle roof
• Exterior features: Corner lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 60/100 on livability (#1,470 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Ligonier Valley SD (rural): math 28% / reading 57% proficiency, ranked #310 of 539 in PA (top 58%) — 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 $2k of equity ($691 loan paydown + $844 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $69,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Ligonier St	0.59mi	4/1.5	1,792 (+3%)	19mo	$35,276	$20	49
171 9th St	0.56mi	3/2.0 (-1)	1,884 (+9%)	4mo	$169,900	$90	47
215 Beech St	0.66mi	3/1.5 (-1)	1,942 (+12%)	14mo	$77,000	$40	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.79×
• Total profit: $22,029
• Equity at exit: $33,301

10-year hold

• IRR: 19.2%
• Equity multiple: 3.29×
• Total profit: $64,006
• Equity at exit: $43,640

Cash invested: $27,972 (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 15944

• Home prices YoY: 0.4%
• Active inventory: 14
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $328

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-21
   listed $99,900 Active 912-char remark

   Show marketing remark (912 chars)

   Welcome to 127 Squirrel Hill Road in the Ligonier Valley School District. Tucked away on a private dead-end road and surrounded by State Game Lands, this charming Cape Cod offers exceptional privacy, scenic views, and direct access to the outdoors. The main level features a spacious living room, dining area, and an updated kitchen complete with included appliances. You'll also find a convenient first-floor bedroom, a full bathroom, and a generously sized laundry room. Upstairs offers three well-sized bedrooms, each with walk-in closets and ample storage throughout. The unfinished basement provides additional storage space and houses the home's mechanicals. Outside, enjoy a large yard, breathtaking views, and a detached two-car garage. With direct access to State Game Lands, this property is perfect for outdoor enthusiasts or anyone seeking peace and privacy. Call today to schedule your private tour!

2. 2026-05-21
   listed $99,900 Active

   Show marketing remark (912 chars)

   Welcome to 127 Squirrel Hill Road in the Ligonier Valley School District. Tucked away on a private dead-end road and surrounded by State Game Lands, this charming Cape Cod offers exceptional privacy, scenic views, and direct access to the outdoors. The main level features a spacious living room, dining area, and an updated kitchen complete with included appliances. You'll also find a convenient first-floor bedroom, a full bathroom, and a generously sized laundry room. Upstairs offers three well-sized bedrooms, each with walk-in closets and ample storage throughout. The unfinished basement provides additional storage space and houses the home's mechanicals. Outside, enjoy a large yard, breathtaking views, and a detached two-car garage. With direct access to State Game Lands, this property is perfect for outdoor enthusiasts or anyone seeking peace and privacy. Call today to schedule your private tour!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,471
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,906
• Taxable income: $2,495
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $3,338/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, with a focus on updating the interior and exterior to enhance its value.

Repairs flagged

• Major Carpet — Severe wear
• Major Wallpaper — Severe wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Replace wallpaper — Improves aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpet · Severe wear	Major	$15,000–50,000
Wallpaper · Severe wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Replace wallpaper — Improves aesthetics and 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: Ligonier Valley SD
• NCES district ID: 4213710
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $47,879
• Composite: 36.25/100
• National rank: #4714
• State rank: #310 of 539 in PA

Livability — New Florence

• Score: 60/100
• State rank: #1470
• US rank: #18944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,198

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 3%
• 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: ▲ 0.85%
• Current HPI: 231.4381
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $99,900 CSMLS
• 2026-05-21 Listed $99,900 AHARMLS