522 3rd Ave · Tarentum, PA 15084

$59,900

3 bd · 1.5 ba · 1,668 sqft · SingleFamily public records · 50 Days on market

Built 1910 2,178 sqft lot $36/sqft · 55% below area ↓ 14% 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
• Appreciation +5.2/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTORS SPECIAL!! Welcome to 522 3rd Avenue, this 3 bedroom 2 bathroom property would be perfect for any handyman or savvy investor. Needing renovations, this blank canvas can be transformed into a personal oasis or an income producing investment property. Upon entry you are greeted with a spacious living room needing minor cosmetics that boasts plenty of natural light from the bay window. Past the living room is the large eat-in kitchen with plenty of counter space. At the rear of the property is a half bathroom, main level laundry and a peaceful sunroom providing tranquil views of the rear yard. On the second floor you will find three spacious bedrooms, with plenty of closet space to in

Key facts

• Large eat-in kitchen
• Walk-in closet
• Main level laundry

Tags

• SPACIOUS LIVING ROOM
• LARGE EAT-IN KITCHEN
• HALF BATHROOM
• MAIN LEVEL LAUNDRY
• PEACEFUL SUNROOM
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Aluminum siding; Asphalt roof; Resale property
• Construction: Aluminum siding construction; Asphalt roof
• Exterior features: Small lot (approximately 0.05 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Unfinished basement with interior entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 8.7% in Tarentum — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#240 in PA, #2,066 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities F, employment F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $686 of equity ($414 loan paydown + $272 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.21% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.93%
• DSCR: 2.78
• GRM: 3.8

CMA / ARV

• ARV (median comp): $131,925
• List price: $59,900
• Delta: -54.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 E 3rd Ave	0.12mi	3/2.0	1,694 (+2%)	7mo	$125,000	$74	84
439 E 7th Ave	0.15mi	4/1.5 (+1)	1,648 (-1%)	4mo	$26,000	$16	82
313 E 9th Ave	0.32mi	3/2.0	1,851 (+11%)	3mo	$75,000	$41	62
473 E 7th	0.16mi	3/2.0	1,417 (-15%)	4mo	$115,000	$81	62
524 Roup St	0.30mi	3/2.0	1,440 (-14%)	2mo	$183,000	$127	60
721 Morgan St	0.55mi	3/1.0	1,560 (-6%)	2mo	$44,900	$29	60
920 Brackenridge Ave	0.51mi	4/1.0 (+1)	1,764 (+6%)	2mo	$125,000	$71	58
109 E 10th Ave	0.51mi	4/1.5 (+1)	1,536 (-8%)	4mo	$115,000	$75	54
270 Kentucky Dr	0.64mi	3/2.0	1,800 (+8%)	2mo	$246,000	$137	54
218 W 10th Ave	0.74mi	3/1.0	1,598 (-4%)	4mo	$162,500	$102	53
1126 Highland St	0.48mi	3/1.5	1,440 (-14%)	7mo	$206,500	$143	49
1317 Pitcairn St	0.75mi	3/3.0	1,554 (-7%)	4mo	$160,000	$103	44

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

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 2.89×
• Total profit: $31,642
• Equity at exit: $18,764

10-year hold

• IRR: 40.3%
• Equity multiple: 5.68×
• Total profit: $78,515
• Equity at exit: $23,681

Cash invested: $16,772 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 41
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$314
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $503

Break-even live

Break-even rent $688

Max offer price $59,900

Occupancy floor 57%

Sensitivity live

Price	-10% $536	-5% $519	+0% $503	+5% $486	+10% $469
Rent	-10% $398	-5% $450	+0% $503	+5% $555	+10% $607
Rate	-1.0pp $533	-0.5pp $518	base $503	+0.5pp $487	+1.0pp $471

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	15d	1	0.43mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	45d	1	0.69mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	2d	1	0.69mi
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	2d	1	0.76mi
424 W 7th Ave Unit 2 Tarentum, PA	3.0	1.0	1632	$1,250	$0.77	45d	1	0.96mi
424 W 7th Ave Unit 1 Tarentum, PA	2.0	1.0	1632	$1,000	$0.61	45d	1	0.96mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	2d	1	1.11mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	2d	1	1.18mi

Listing history 25 events

1. 2026-06-21
   days on market $59,900 Active 50 DOM
2. 2026-06-18
   days on market $59,900 Active 47 DOM
3. 2026-06-17
   days on market $59,900 Active 46 DOM
4. 2026-06-16
   days on market $59,900 Active 45 DOM
5. 2026-06-15
   days on market $59,900 Active 44 DOM
6. 2026-06-13
   days on market $59,900 Active 42 DOM
7. 2026-06-13
   days on market $59,900 Active 41 DOM
8. 2026-06-09
   days on market $59,900 Active 38 DOM
9. 2026-06-08
   days on market $59,900 Active 37 DOM
10. 2026-06-07
    days on market $59,900 Active 36 DOM
11. 2026-06-05
    days on market $59,900 Active 33 DOM
12. 2026-06-03
    days on market $59,900 Active 32 DOM
13. 2026-06-02
    days on market $59,900 Active 31 DOM
14. 2026-06-01
    days on market $59,900 Active 30 DOM
15. 2026-05-31
    days on market $59,900 Active 29 DOM
16. 2026-05-12
    price $59,900 1123-char remark
17. 2026-05-02
    listed $39,900 Active 1123-char remark
18. 2026-04-16
    price $39,900
19. 2026-03-24
    price $44,900
20. 2026-03-17
    status Active
21. 2026-03-17
    price $49,900
22. 2026-02-23
    status Pending
23. 2026-02-12
    price $59,900
24. 2026-02-03
    price $64,900
25. 2026-01-05
    listed $69,900 Active

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,888
• − Mortgage interest: −$3,355
• − Property taxes: −$1,785
• − Insurance: −$966
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$1,743
• Taxable income: $5,496
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $4,711/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Tarentum

• Score: 79/100
• State rank: #240
• US rank: #2066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarentum, PA
• Population (ZIP): 9,884

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.45%
• Current HPI: 230.7532
• 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

-14.3% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $59,900 West Penn MLS
• 2026-05-02 Listed $39,900 West Penn MLS
• 2026-04-16 Price Changed $39,900 West Penn MLS
• 2026-03-24 Price Changed $44,900 West Penn MLS
• 2026-03-17 Relisted — West Penn MLS
• 2026-03-17 Price Changed $49,900 West Penn MLS
• 2026-02-23 Pending — West Penn MLS
• 2026-02-12 Price Changed $59,900 West Penn MLS
• 2026-02-03 Price Changed $64,900 West Penn MLS
• 2026-01-05 Listed $69,900 West Penn MLS

Property tax history

+0.7%/yr

Latest (2026): $1,785 · -1.3% YoY. Source: county tax records.