410 W 8th Ave · Tarentum, PA 15084

$69,995

2 bd · 2.0 ba · 1,691 sqft · SingleFamily public records · 20 Days on market

Built 1915 3,001 sqft lot

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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 +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

WHAT A GREAT SET UP, MOVE IN CONDITION, RENT WOULD BE HIGHTER THAN THE PAYMENT ON THIS PROPERTY. THIS HOME WAS USED AS A TWO FAMILY HOME IN ONE FAMILY IT HAS A KITCHEN AND FULL BATH ON THE FIRST AND SECOND FLOOR. GREAT FOR A OWNER OCCUPANT OR INVESTOR

Key facts

• Practical floor plan
• Functional layout
• 3,001 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• PRACTICAL FLOOR PLAN
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• WELL-ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 9.6% in Tarentum — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $802 of equity ($484 loan paydown + $318 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $70k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,945 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.84%
• DSCR: 2.06
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $150,499
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W 8th Ave	0.00mi	3/2.0 (+1)	1,691 (0%)	2mo	$62,500	$37	94
422 W 8th Ave	0.03mi	3/1.5 (+1)	1,690 (-0%)	3mo	$151,000	$89	89
417 W 8th Ave	0.03mi	3/2.0 (+1)	1,760 (+4%)	5mo	$43,000	$24	83
503 W 10th Ave	0.13mi	3/2.5 (+1)	1,591 (-6%)	8mo	$175,000	$110	71
218 W 10th Ave	0.27mi	3/1.0 (+1)	1,598 (-6%)	4mo	$162,500	$102	66
200 W 8th Ave	0.27mi	3/2.0 (+1)	1,660 (-2%)	22mo	$26,500	$16	60
545 W 8th	0.29mi	3/2.5 (+1)	1,510 (-11%)	14mo	$169,900	$113	50
1317 Pitcairn St	0.57mi	3/3.0 (+1)	1,554 (-8%)	4mo	$160,000	$103	47
313 E 9th Ave	0.70mi	3/2.0 (+1)	1,851 (+10%)	3mo	$75,000	$41	44

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: 24.9%
• Equity multiple: 2.24×
• Total profit: $24,287
• Equity at exit: $21,927

10-year hold

• IRR: 28.3%
• Equity multiple: 4.27×
• Total profit: $64,114
• Equity at exit: $27,672

Cash invested: $19,599 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$367
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $389

Break-even live

Break-even rent $634

Max offer price $69,995

Occupancy floor 60%

Sensitivity live

Price	-10% $429	-5% $409	+0% $389	+5% $370	+10% $350
Rent	-10% $300	-5% $345	+0% $389	+5% $434	+10% $478
Rate	-1.0pp $425	-0.5pp $407	base $389	+0.5pp $371	+1.0pp $353

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	44d	1	0.09mi
424 W 7th Ave Unit 2 Tarentum, PA	3.0	1.0	1632	$1,250	$0.77	44d	1	0.09mi
728 9th Ave Brackenridge, PA	1.0	1.0	1050	$900	$0.86	22d	1	1.10mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	2d	1	1.35mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	15d	1	1.36mi

Listing history 10 events

1. 2026-03-26
   status Pending
2. 2026-03-11
   historical Contingent
3. 2026-03-06
   listed $69,995 Active
4. 2016-03-12
   historical Withdrawn 251-char remark

   Show marketing remark (251 chars)

   WHAT A GREAT SET UP, MOVE IN CONDITION, RENT WOULD BE HIGHTER THAN THE PAYMENT ON THIS PROPERTY. THIS HOME WAS USED AS A TWO FAMILY HOME IN ONE FAMILY IT HAS A KITCHEN AND FULL BATH ON THE FIRST AND SECOND FLOOR. GREAT FOR A OWNER OCCUPANT OR INVESTOR

5. 2015-10-19
   listed $39,900 Active 251-char remark

   Show marketing remark (251 chars)

   WHAT A GREAT SET UP, MOVE IN CONDITION, RENT WOULD BE HIGHTER THAN THE PAYMENT ON THIS PROPERTY. THIS HOME WAS USED AS A TWO FAMILY HOME IN ONE FAMILY IT HAS A KITCHEN AND FULL BATH ON THE FIRST AND SECOND FLOOR. GREAT FOR A OWNER OCCUPANT OR INVESTOR

6. 2013-11-20
   soldstatus $28,000
7. 2013-11-15
   price $28,000 222-char remark

   Show marketing remark (222 chars)

   Move-In-Ready, Well Maintained Home, Currently Used As Two Separate Apartments By One Family, Could Easily Be Used As A Single Family Home, 2 Kitchens, 2 Extra Bedrooms In Walk-Up Attic, Great For 2 Families Under One Roof

8. 2013-11-14
   price $29,900 222-char remark

   Show marketing remark (222 chars)

   Move-In-Ready, Well Maintained Home, Currently Used As Two Separate Apartments By One Family, Could Easily Be Used As A Single Family Home, 2 Kitchens, 2 Extra Bedrooms In Walk-Up Attic, Great For 2 Families Under One Roof

9. 2013-11-14
   soldstatus $28,000 222-char remark

   Show marketing remark (222 chars)

   Move-In-Ready, Well Maintained Home, Currently Used As Two Separate Apartments By One Family, Could Easily Be Used As A Single Family Home, 2 Kitchens, 2 Extra Bedrooms In Walk-Up Attic, Great For 2 Families Under One Roof

10. 2013-08-26
    listed $29,900 222-char remark

    Show marketing remark (222 chars)

    Move-In-Ready, Well Maintained Home, Currently Used As Two Separate Apartments By One Family, Could Easily Be Used As A Single Family Home, 2 Kitchens, 2 Extra Bedrooms In Walk-Up Attic, Great For 2 Families Under One Roof

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/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: $13,528
• − Mortgage interest: −$3,921
• − Property taxes: −$1,259
• − Insurance: −$350
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,036
• Taxable income: $3,797
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $3,761/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

+134.1% since first listed

10 events — show timeline

• 2026-03-26 Pending — West Penn MLS
• 2026-03-11 Contingent — West Penn MLS
• 2026-03-06 Listed $69,995 West Penn MLS
• 2016-03-12 Delisted — West Penn MLS
• 2015-10-19 Listed $39,900 West Penn MLS
• 2013-11-20 Sold (Public Records) $28,000 Public Records
• 2013-11-15 Price Changed $28,000 West Penn MLS
• 2013-11-14 Sold (MLS) $28,000 West Penn MLS
• 2013-11-14 Price Changed $29,900 West Penn MLS
• 2013-08-26 Listed $29,900 West Penn MLS

Property tax history

-2.3%/yr

Latest (2026): $1,259 · -1.3% YoY. Source: county tax records.