2004 Woodmont Ave · Arnold, PA 15068

$50,000

2 bd · 1.0 ba · 728 sqft · Other public records · 117 Days on market

Built 1908 2,883 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great first time buyer home or Investment rental . .. move right in with little effort to make it yours. also it's ready to rent . .. Kitchen, Living room, dining area and full bath on 1st floor. Nice deck, metal roof, new waterline, sewer line replaced inside and majority of outside to street. AND One year HSA Home Warranty . .. House being sold As-Is. See Floor Plan Photos for Room Sizes

Key facts

• Metal roof
• Kitchen
• Nice deck

Tags

• KITCHEN
• LIVING ROOM
• DINING AREA
• FULL BATH
• NICE DECK
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $50k).
• Recommended offer: $46k (9.0% 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; 1 comparable units currently listed for rent nearby; 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 $346 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 + 1.9% 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 117 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $50k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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 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?
6. 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?
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: 2.00% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.96%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.8%
• Equity multiple: 2.36×
• Total profit: $19,029
• Equity at exit: $7,455

10-year hold

• IRR: 39.2%
• Equity multiple: 4.47×
• Total profit: $48,568
• Equity at exit: $4,323

Cash invested: $14,000 (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 15068

• Home prices YoY: -12.2%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $443

Break-even live

Break-even rent $438

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 4th Ave Apt 2 New Kensington, PA	1.0	1.0	612	$800	$1.31	17d	1	0.43mi

Listing history 10 events

1. 2026-05-14
   status Pending 392-char remark

   Show marketing remark (392 chars)

   Great first time buyer home or Investment rental . .. move right in with little effort to make it yours. also it's ready to rent . .. Kitchen, Living room, dining area and full bath on 1st floor. Nice deck, metal roof, new waterline, sewer line replaced inside and majority of outside to street. AND One year HSA Home Warranty . .. House being sold As-Is. See Floor Plan Photos for Room Sizes

2. 2026-05-07
   status Active 392-char remark

   Show marketing remark (392 chars)

   Great first time buyer home or Investment rental . .. move right in with little effort to make it yours. also it's ready to rent . .. Kitchen, Living room, dining area and full bath on 1st floor. Nice deck, metal roof, new waterline, sewer line replaced inside and majority of outside to street. AND One year HSA Home Warranty . .. House being sold As-Is. See Floor Plan Photos for Room Sizes

3. 2026-04-26
   historical Contingent 392-char remark

   Show marketing remark (392 chars)

   Great first time buyer home or Investment rental . .. move right in with little effort to make it yours. also it's ready to rent . .. Kitchen, Living room, dining area and full bath on 1st floor. Nice deck, metal roof, new waterline, sewer line replaced inside and majority of outside to street. AND One year HSA Home Warranty . .. House being sold As-Is. See Floor Plan Photos for Room Sizes

4. 2026-04-15
   price $50,000 392-char remark

   Show marketing remark (392 chars)

   Great first time buyer home or Investment rental . .. move right in with little effort to make it yours. also it's ready to rent . .. Kitchen, Living room, dining area and full bath on 1st floor. Nice deck, metal roof, new waterline, sewer line replaced inside and majority of outside to street. AND One year HSA Home Warranty . .. House being sold As-Is. See Floor Plan Photos for Room Sizes

5. 2026-03-17
   price $56,000 392-char remark

   Show marketing remark (392 chars)

   Great first time buyer home or Investment rental . .. move right in with little effort to make it yours. also it's ready to rent . .. Kitchen, Living room, dining area and full bath on 1st floor. Nice deck, metal roof, new waterline, sewer line replaced inside and majority of outside to street. AND One year HSA Home Warranty . .. House being sold As-Is. See Floor Plan Photos for Room Sizes

6. 2026-01-16
   listed $60,000 Active 392-char remark

   Show marketing remark (392 chars)

   Great first time buyer home or Investment rental . .. move right in with little effort to make it yours. also it's ready to rent . .. Kitchen, Living room, dining area and full bath on 1st floor. Nice deck, metal roof, new waterline, sewer line replaced inside and majority of outside to street. AND One year HSA Home Warranty . .. House being sold As-Is. See Floor Plan Photos for Room Sizes

7. 2025-11-24
   price $69,000 478-char remark

   Show marketing remark (478 chars)

   Perfect starter home or if you want to downsize. Full bath, large living room, and kitchen with breakfast nook on main level, 2 bedrooms on upper level. Huge outside deck perfect for grilling and other outdoor activities. Updates include new metal roof, new waterline, gutters and downspouts, and major portion of sewerline. Nice size front yard, and additional parking in the alley behind the house. Deck has just been pressure washed. House being sold AS IS. MOTIVATED SELLER!

8. 2025-10-23
   price $72,000 478-char remark

   Show marketing remark (478 chars)

   Perfect starter home or if you want to downsize. Full bath, large living room, and kitchen with breakfast nook on main level, 2 bedrooms on upper level. Huge outside deck perfect for grilling and other outdoor activities. Updates include new metal roof, new waterline, gutters and downspouts, and major portion of sewerline. Nice size front yard, and additional parking in the alley behind the house. Deck has just been pressure washed. House being sold AS IS. MOTIVATED SELLER!

9. 2025-09-09
   listed $75,000 Active 478-char remark

   Show marketing remark (478 chars)

   Perfect starter home or if you want to downsize. Full bath, large living room, and kitchen with breakfast nook on main level, 2 bedrooms on upper level. Huge outside deck perfect for grilling and other outdoor activities. Updates include new metal roof, new waterline, gutters and downspouts, and major portion of sewerline. Nice size front yard, and additional parking in the alley behind the house. Deck has just been pressure washed. House being sold AS IS. MOTIVATED SELLER!

10. 2005-09-20
    soldstatus $32,000

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$15/yr (+$1/mo · 2.0%)

ⓘ 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: $11,988
• − Mortgage interest: −$2,801
• − Property taxes: −$759
• − Insurance: −$250
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$1,455
• Taxable income: $4,806
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $4,162/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

+56.2% since first listed

10 events — show timeline

• 2026-05-14 Pending — West Penn MLS
• 2026-05-07 Relisted — West Penn MLS
• 2026-04-26 Contingent — West Penn MLS
• 2026-04-15 Price Changed $50,000 West Penn MLS
• 2026-03-17 Price Changed $56,000 West Penn MLS
• 2026-01-16 Listed $60,000 West Penn MLS
• 2025-11-24 Price Changed $69,000 West Penn MLS
• 2025-10-23 Price Changed $72,000 West Penn MLS
• 2025-09-09 Listed $75,000 West Penn MLS
• 2005-09-20 Sold (Public Records) $32,000 Public Records

Property tax history

-0.2%/yr

Latest (2026): $759 · +1.1% YoY. Source: county tax records.