5927 Roslyn St · Boston, PA 15135

$89,900

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 7 Days on market

Built 1940 2,500 sqft lot

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great little 2 bedroom ranch with 1 car garage, downsize or investment property

Key facts

• Local boat launch
• Prime location
• Fishing areas

Tags

• PRIME LOCATION
• EASY ACCESS TO THE GAP TRAIL
• LOCAL BOAT LAUNCH
• FISHING AREAS
• WALKABLE LIFESTYLE
• LOCAL SHOPPING

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Attached built-in garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Small lot (about 2,500 sq.ft.)

Interior

• Kitchen: Kitchen on main level (approximately 12x7); Refrigerator; Stove; Some gas appliances
• Bedrooms: Two main-level bedrooms (approximately 11x7 and 11x10)
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Central electric air conditioning
• Interior features: Full basement with walk-out access; 5 total rooms
• Laundry & utility: Basement laundry area (approximately 26x11)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 77/100 on livability (#331 in PA, #3,036 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F.
• Elizabeth Forward SD (suburban): math 41% / reading 65% proficiency, ranked #136 of 539 in PA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mt Vernon El Sch (math 47% / reading 62%, grade C, #504 of 1,518 statewide, top 37%, 199 students, 45% FRL); Elizabeth Forward Ms (math 28% / reading 63%, grade D+, #184 of 512 statewide, top 36%, 550 students, 44% FRL); Elizabeth Forward Shs (math 57%, 749 students, 33% FRL).
• Market conditions: 20 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $28k; list at $90k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $593
• Equity at exit: $13,404

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $19,999
• Equity at exit: $7,773

Cash invested: $25,172 (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 15135

• Home prices YoY: -24.8%
• Active inventory: 20
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $238

Break-even live

Break-even rent $726

Max offer price $89,900

Occupancy floor 72%

Sensitivity live

Price	-10% $289	-5% $264	+0% $238	+5% $213	+10% $187
Rent	-10% $157	-5% $198	+0% $238	+5% $279	+10% $319
Rate	-1.0pp $284	-0.5pp $261	base $238	+0.5pp $215	+1.0pp $191

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 Seneca Ct Apt 78 McKeesport, PA	1.0	1.0	600	$750	$1.25	45d	1	1.11mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	3d	9	1.45mi

Listing history 6 events

1. 2026-06-21
   days on market $89,900 Active 7 DOM
2. 2026-06-18
   days on market $89,900 Active 4 DOM
3. 2026-06-17
   days on market $89,900 Active 3 DOM
4. 2026-06-16
   days on market $89,900 Active 2 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $89,900 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: $776 · $65/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$322/yr (+$27/mo · 41.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,332
• − Mortgage interest: −$5,036
• − Property taxes: −$776
• − Insurance: −$450
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$2,615
• Taxable income: $1,482
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,503/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: Elizabeth Forward SD
• NCES district ID: 4209090
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $53,344
• Composite: 45.5/100
• National rank: #2611
• State rank: #136 of 539 in PA

Livability — Boston

• Score: 77/100
• State rank: #331
• US rank: #3036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boston, PA
• Population (ZIP): 4,977

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 (91%)
• Race & ethnicity: White 91% Black 8% Two or more races 2%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 1%
• Foreign-born: 1% · Canada

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: ▼ -72.96%
• Current HPI: 221.6842
• 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

+157.6% since first listed

6 events — show timeline

• 2026-06-14 Listed $89,900 West Penn MLS
• 2017-01-20 Price Changed $28,500 West Penn MLS
• 2017-01-12 Sold (MLS) $28,500 West Penn MLS
• 2016-12-06 Pending — West Penn MLS
• 2016-12-05 Price Changed $34,900 West Penn MLS
• 2016-11-14 Listed $34,900 West Penn MLS

Property tax history

-3.8%/yr

Latest (2026): $776 · +4.0% YoY. Source: county tax records.