305 W 9th Ave · Tarentum, PA 15084

$80,000

3 bd · 1.5 ba · 1,985 sqft · SingleFamily public records · 164 Days on market

Built 1900 2,395 sqft lot $40/sqft · 21% below area Est $101k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 MLS

INVESTOR SPECIAL! Complete the renovations and customize this large home to your desired style. Home has great bones, a unique layout, a full basement, and a fenced-in back yard with a view! Great location on a friendly street with sidewalks. Close to Rt. 28, Pittsburgh Mills, and 20 minutes to the City of Pittsburgh.

Key facts

• Fenced-in back yard
• Great location
• Unique layout

Tags

• FULL BASEMENT
• FENCED-IN BACK YARD
• UNIQUE LAYOUT
• SIDEWALKS
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

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: 39 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• In year one you build about $916 of equity ($553 loan paydown + $363 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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.
• Current owner paid $37k; list at $80k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.43% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.25%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (median comp): $100,864
• List price: $80,000
• Delta: -20.68%
• 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
126 W 8th Ave	0.17mi	3/2.0	1,953 (-2%)	21mo	$167,000	$86	70
417 W 8th Ave	0.18mi	3/2.0	1,760 (-11%)	5mo	$43,000	$24	67
410 W 8th Ave	0.16mi	3/2.0	1,691 (-15%)	2mo	$62,500	$37	64
422 W 8th Ave	0.19mi	3/1.5	1,690 (-15%)	3mo	$151,000	$89	64
313 E 9th Ave	0.55mi	3/2.0	1,851 (-7%)	3mo	$75,000	$41	59
326 E 9th Ave	0.59mi	4/1.5 (+1)	1,934 (-3%)	6mo	$50,000	$26	58
911 Corbet St	0.61mi	3/2.0	1,950 (-2%)	15mo	$205,000	$105	54
200 Lock St	0.58mi	3/1.5	2,102 (+6%)	18mo	$125,000	$59	48
500 E 11th Ave	0.68mi	3/2.5	1,919 (-3%)	13mo	$215,000	$112	48
512 E 8th Ave	0.70mi	4/1.5 (+1)	1,974 (-1%)	17mo	$160,000	$81	47
408 East 8th Ave	0.65mi	3/2.0	1,875 (-6%)	19mo	$119,500	$64	42
419 E 6th Ave	0.71mi	4/2.5 (+1)	2,090 (+5%)	12mo	$42,500	$20	39

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: 16.9%
• Equity multiple: 1.84×
• Total profit: $18,741
• Equity at exit: $25,061

10-year hold

• IRR: 20.9%
• Equity multiple: 3.40×
• Total profit: $53,853
• Equity at exit: $31,628

Cash invested: $22,400 (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: 39
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $303

Break-even live

Break-even rent $757

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 W 7th Ave Unit 1 Tarentum, PA	2.0	1.0	1632	$1,000	$0.61	43d	1	0.18mi
424 W 7th Ave Unit 2 Tarentum, PA	3.0	1.0	1632	$1,250	$0.77	43d	1	0.18mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	14d	1	1.24mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	1d	1	1.32mi

Listing history 25 events

1. 2026-06-18
   days on market $80,000 Active 164 DOM
2. 2026-06-17
   days on market $80,000 Active 163 DOM
3. 2026-06-16
   days on market $80,000 Active 162 DOM
4. 2026-06-15
   days on market $80,000 Active 161 DOM
5. 2026-06-13
   days on market $80,000 Active 159 DOM
6. 2026-06-13
   days on market $80,000 Active 158 DOM
7. 2026-06-09
   days on market $80,000 Active 155 DOM
8. 2026-06-08
   days on market $80,000 Active 154 DOM
9. 2026-06-07
   days on market $80,000 Active 153 DOM
10. 2026-06-05
    days on market $80,000 Active 150 DOM
11. 2026-06-03
    days on market $80,000 Active 149 DOM
12. 2026-06-02
    days on market $80,000 Active 148 DOM
13. 2026-06-01
    days on market $80,000 Active 147 DOM
14. 2026-05-31
    days on market $80,000 Active 146 DOM
15. 2026-01-05
    listed $80,000 Active 319-char remark

    Show marketing remark (319 chars)

    INVESTOR SPECIAL! Complete the renovations and customize this large home to your desired style. Home has great bones, a unique layout, a full basement, and a fenced-in back yard with a view! Great location on a friendly street with sidewalks. Close to Rt. 28, Pittsburgh Mills, and 20 minutes to the City of Pittsburgh.

16. 2023-11-28
    price $74,999 163-char remark

    Show marketing remark (163 chars)

    Lots of potential at this 2 story colonial home. Ready to renovate, this home is situated not far from Route 28, it features large rooms and a desirable floor plan

17. 2023-10-02
    listed $64,999 Active 163-char remark

    Show marketing remark (163 chars)

    Lots of potential at this 2 story colonial home. Ready to renovate, this home is situated not far from Route 28, it features large rooms and a desirable floor plan

18. 2022-07-21
    status Pending
19. 2022-07-08
    soldstatus $37,000 Closed
20. 2022-05-11
    historical Contingent
21. 2022-04-27
    price $32,500
22. 2022-04-11
    status Active
23. 2022-01-05
    status Pending
24. 2021-11-29
    listed $45,000 Active
25. 1986-05-29
    soldstatus $29,900

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,694
• − Mortgage interest: −$4,481
• − Property taxes: −$1,745
• − Insurance: −$400
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,327
• Taxable income: $2,550
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,027/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

+167.6% since first listed

11 events — show timeline

• 2026-01-05 Listed $80,000 West Penn MLS
• 2023-11-28 Price Changed $74,999 West Penn MLS
• 2023-10-02 Listed $64,999 West Penn MLS
• 2022-07-21 Pending — West Penn MLS
• 2022-07-08 Sold (MLS) $37,000 West Penn MLS
• 2022-05-11 Contingent — West Penn MLS
• 2022-04-27 Price Changed $32,500 West Penn MLS
• 2022-04-11 Relisted — West Penn MLS
• 2022-01-05 Pending — West Penn MLS
• 2021-11-29 Listed $45,000 West Penn MLS
• 1986-05-29 Sold (Public Records) $29,900 Public Records

Property tax history

+4.4%/yr

Latest (2026): $1,745 · -1.3% YoY. Source: county tax records.