150 State St · Wilmerding, PA 15148

$20,000

3 bd · 2.0 ba · 1,600 sqft · MultiFamily public records · 20 Days on market

Built 1900 2,178 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Located in the East Allegheny School District, 150 State St offers 3 bedrooms, 2 bathrooms, and a spacious layout with generously sized rooms throughout. The home features a functional floor plan, abundant storage space, and an oversized detached garage with guaranteed off-street parking. Zoned two-family but currently functioning as a single-family residence, the property provides flexibility for a variety of living or investment opportunities.

Key facts

• Zoned two-family
• Off-street parking
• 2,178 sq ft lot

Tags

• EAST ALLEGHENY SCHOOL DISTRICT
• FUNCTIONAL FLOOR PLAN
• ABUNDANT STORAGE SPACE
• OVERSIZED DETACHED GARAGE
• OFF-STREET PARKING
• ZONED TWO-FAMILY

Property features AI

Finance

• Financial info: Annual taxes approximately $1,055

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story resale home
• Construction: Resale construction
• Exterior features: Small lot (approx. 0.05 acres)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $20k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#782 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $138 of loan paydown is wiped out by about $520 of value loss. Plan a longer hold.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.68% ✓
• Cap rate: 51.89%
• Cash-on-cash: 162.84%
• DSCR: 8.25
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.50×
• Total profit: $42,005
• Equity at exit: $3,337

10-year hold

• IRR: —
• Equity multiple: 17.94×
• Total profit: $94,841
• Equity at exit: $2,346

Cash invested: $5,600 (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 15148

• Home prices YoY: -1.8%
• Active inventory: 13
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $704

Break-even live

Break-even rent $245

Max offer price $20,000

Occupancy floor 33%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	0.02mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	43d	1	0.92mi
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	43d	1	0.95mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	43d	1	1.29mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	43d	1	1.29mi
413 Eleanor St Pitcairn, PA	3.0	1.5	2000	$1,900	$0.95	1d	1	1.36mi
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	14d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $20,000 Active 20 DOM
2. 2026-06-17
   days on market $20,000 Active 19 DOM
3. 2026-06-16
   days on market $20,000 Active 18 DOM
4. 2026-06-15
   days on market $20,000 Active 17 DOM
5. 2026-06-13
   days on market $20,000 Active 15 DOM
6. 2026-06-09
   days on market $20,000 Active 11 DOM
7. 2026-06-08
   days on market $20,000 Active 10 DOM
8. 2026-06-07
   days on market $20,000 Active 9 DOM
9. 2026-06-03
   days on market $20,000 Active 5 DOM
10. 2026-06-02
    days on market $20,000 Active 4 DOM
11. 2026-06-01
    days on market $20,000 Active 3 DOM
12. 2026-05-31
    days on market $20,000 Active 2 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 20 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,642
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$766
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$582
• Taxable income: $8,691
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $6,367/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — Wilmerding

• Score: 70/100
• State rank: #782
• US rank: #7877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmerding, PA
• Population (ZIP): 2,287

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 (71%)
• Race & ethnicity: White 71% Black 25% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -2.60%
• Current HPI: 138.7635
• 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

1 event — show timeline

• 2026-05-29 Listed $20,000 West Penn MLS

Property tax history

+1.2%/yr

Latest (2026): $1,055 · +1.1% YoY. Source: county tax records.