137 Mills Ave · Braddock, PA 15104

$20,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 9 Days on market

Built 1900 ↓ 19% since listing

---

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 +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

This house will need a total renovation. It is currently vacant. It has a lot of yard space. It is eighteen minutes from downtown Pittsburgh and in an up and coming neighborhood. It is being sold as is. It is being sold deeply discounted already.

Key facts

• Vacant
• Yard space
• Built 1900

Tags

• VACANT
• YARD SPACE
• UP AND COMING NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).

Location & tenants

• Location reads 67/100 on livability (#963 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 40% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $138 of loan paydown is wiped out by about $324 of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 6.66% ✓
• Cap rate: 59.10%
• Cash-on-cash: 188.61%
• DSCR: 9.39
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $56,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Holland Ave	0.08mi	3/1.5	1,408 (0%)	1mo	$32,000	$23	94
126 Mills Ave	0.04mi	3/1.0	1,512 (+7%)	5mo	$49,000	$32	82
813 3rd St	0.30mi	4/1.0 (+1)	1,472 (+4%)	1mo	$14,999	$10	72
211 Division St	0.12mi	3/1.0	1,596 (+13%)	4mo	$13,500	$8	69
425 N Holland Ave	0.25mi	3/1.0	1,248 (-11%)	7mo	$45,000	$36	64
712 Ajax Way	0.24mi	4/1.0 (+1)	1,244 (-12%)	2mo	$50,000	$40	63
301 Hawkins Ave	0.27mi	2/1.5 (-1)	1,260 (-10%)	4mo	$26,000	$21	60
123 5th Ave	0.39mi	3/1.5	1,551 (+10%)	6mo	$135,000	$87	58
2611 Belmar Pl	0.47mi	3/1.0	1,232 (-12%)	7mo	$155,000	$126	52
2602 Belmar Pl	0.50mi	3/1.0	1,232 (-12%)	5mo	$50,000	$41	52
908 North Ave	0.74mi	3/3.0	1,428 (+1%)	8mo	$59,900	$42	48
513 Garden Ct	0.71mi	3/1.5	1,248 (-11%)	2mo	$130,000	$104	45

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

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.65×
• Total profit: $54,041
• Equity at exit: $4,237

10-year hold

• IRR: —
• Equity multiple: 22.52×
• Total profit: $120,485
• Equity at exit: $3,964

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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$105
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $880

Break-even live

Break-even rent $219

Max offer price $20,000

Occupancy floor 29%

Sensitivity live

Price	-10% $892	-5% $886	+0% $880	+5% $875	+10% $869
Rent	-10% $775	-5% $828	+0% $880	+5% $933	+10% $985
Rate	-1.0pp $890	-0.5pp $885	base $880	+0.5pp $875	+1.0pp $870

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	24d	1	0.11mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	0.32mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	0.39mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	24d	1	0.49mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	0.89mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	1.02mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	24d	1	1.03mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	1.03mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	24d	1	1.07mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	1.10mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	1.11mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	1.16mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	24d	1	1.22mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	1.34mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $20,000 Active 9 DOM
2. 2026-06-17
   days on market $20,000 Active 8 DOM
3. 2026-06-16
   days on market $20,000 Active 7 DOM
4. 2026-06-15
   days on market $20,000 Active 6 DOM
5. 2026-06-13
   days on market $20,000 Active 4 DOM
6. 2026-06-10
   remarks 246-char remark
7. 2026-06-10
   listed $20,000 Active 1 DOM

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $714 · $59/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,993
• − Mortgage interest: −$1,120
• − Property taxes: −$714
• − Insurance: −$100
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$582
• Taxable income: $10,919
• Est. tax owed @ 24.0%: −$2,620
• After-tax cash flow: $7,942/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Braddock

• Score: 67/100
• State rank: #963
• US rank: #10536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 8,034
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• 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: ▼ -1.62%
• Current HPI: 138.912
• Rent YoY: —
• 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

-19.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $20,000 FSBO.com
• 1994-09-13 Sold (Public Records) $24,703 Public Records

Property tax history

+2.0%/yr

Latest (2026): $714 · +2.9% YoY. Source: county tax records.