4-6 Charles St · Dravosburg, PA 15034

$135,000

4 bd · 2.0 ba · — sqft · MultiFamily · 42 Days on market

Built 1900 Good condition 4,791 sqft lot ↓ 29% 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 +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great CASH FLOWING duplex investment property in Dravosburg. 2 bed 1 bath, 1024 sq. ft. each side. Both units are identical with kitchen/dining/living on main level and the beds and bath on 2nd level. It has finished walk-up, 3rd level attics currently used as storage but could be converted to 3rd bedrooms or extra living space. Separate laundry hook-ups on each side in the walk out basements. Entire house has low maintenance vinyl siding. Has functional central/forced heat and window AC units. Perfect for investor, or owner occupants.

Key facts

• 4,791 sq ft lot
• Built 1900
• Listed 42 days

Property features AI

Finance

• Financial info: One unit currently vacant; One unit currently rented for $1,100

Exterior

• Parking: On-street parking
• Home design: Multifamily property (2 units)
• Exterior features: Residential zoning (RES); Lot approximately 0.11 acres

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two-unit building (multifamily)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive. Per door: $375/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#948 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 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

• In year one you build about $704 of equity ($933 loan paydown + $-229 appreciation (-0.2% local appreciation)).
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.80%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $335,361
• List price: $135,000
• Delta: -59.74%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Sherman Ave	0.12mi	5/3.0 (+1)	—	8mo	$136,000	—	66
523 Reynolds St	0.70mi	3/2.0 (-1)	—	9mo	$138,000	—	42
232-234 Dale St	0.63mi	4/2.0	—	21mo	$70,000	—	40

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.13×
• Total profit: $42,763
• Equity at exit: $38,060

10-year hold

• IRR: 27.8%
• Equity multiple: 4.05×
• Total profit: $115,366
• Equity at exit: $44,851

Cash invested: $37,800 (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 15034

• Home prices YoY: -0.1%
• Active inventory: 5
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $750

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 60%

Sensitivity live

Price	-10% $843	-5% $796	+0% $750	+5% $703	+10% $656
Rent	-10% $581	-5% $666	+0% $750	+5% $834	+10% $918
Rate	-1.0pp $818	-0.5pp $784	base $750	+0.5pp $715	+1.0pp $679

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,130
Total (2 units)			$2,130

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 McClure St #208 Dravosburg, PA	3.0	1.0	—	$895	—	44d	1	0.14mi
311 Harrison St Glassport, PA	4.0	1.0	1200	$1,500	$1.25	44d	1	1.09mi

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 42 DOM
2. 2026-06-17
   price $135,000 Active 41 DOM
3. 2026-06-17
   days on market $170,000 Active 41 DOM
4. 2026-06-16
   days on market $170,000 Active 40 DOM
5. 2026-06-15
   days on market $170,000 Active 39 DOM
6. 2026-06-13
   days on market $170,000 Active 37 DOM
7. 2026-06-13
   days on market $170,000 Active 36 DOM
8. 2026-06-09
   days on market $170,000 Active 33 DOM
9. 2026-06-08
   days on market $170,000 Active 32 DOM
10. 2026-06-07
    days on market $170,000 Active 31 DOM
11. 2026-06-03
    days on market $170,000 Active 27 DOM
12. 2026-06-02
    days on market $170,000 Active 26 DOM
13. 2026-06-01
    days on market $170,000 Active 25 DOM
14. 2026-05-31
    days on market $170,000 Active 24 DOM
15. 2026-05-07
    listed $190,000 Active 541-char remark

ⓘ 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 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,560
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$3,927
• Taxable income: $7,281
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $7,249/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated duplex is ready for investors or owner-occupants. Minor exterior touch-ups would further enhance its curb appeal and value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both trim around windows — improves aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both trim around windows — improves aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 of 539 in PA

Livability — Dravosburg

• Score: 67/100
• State rank: #948
• US rank: #10387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dravosburg, PA
• City population: 1,600
• Population (ZIP): 1,600

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 (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Danish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -0.17%
• Current HPI: 232.24
• 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

-28.9% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $135,000 West Penn MLS
• 2026-05-28 Price Changed $170,000 West Penn MLS
• 2026-05-07 Listed $190,000 West Penn MLS