898 Geyer Rd · Millvale, PA 15209

$112,000

3 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 4 Days on market

Built 1920 1.21 ac 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
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you are looking for privacy and land we, have you covered! This Reserve twp. 4-bedroom, 2-full bath home that sitting on 1.2 acres provides an excellent opportunity! The property needs work but has a ton of potential for an investor or owner occupant. You have two covered porches and 2 covered parking/storage spots outside. Inside on the main level you have some flexibility for use of space. The Kitchen is large enough as an eat in kitchen, leaving a Livingroom, dining room or flex use for a work from home space, full bath and a bedroom. The upper level as 4 rooms and a full bath. You can use 3 as bedrooms with a den or flex space. The basement is open with a laundry area and plenty of w

Key facts

• 1.21 acre lot
• 2 parking spots
• Built 1920

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Covered parking; 2 parking spaces (total)
• Utilities: Public water; Septic tank sewer
• Home design: 2-story frame home; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot dimensions approx. 472 x 85 x 485 x 284; Public transportation nearby

Interior

• Kitchen: Kitchen on main level (13x12); Refrigerator; Stove
• Bedrooms: Bedroom 2 on upper level (13x11); Bedroom 3 on upper level (12x12); Bedroom 4 on upper level (11x10)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement with walk-out access; 9 total rooms
• Laundry & utility: Laundry room on lower level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).

Location & tenants

• Location reads 85/100 on livability (#75 in PA, #544 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• Shaler Area SD (suburban): math 36% / reading 59% proficiency, ranked #208 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shaler Area Hs (math 61% / reading 10%, grade F, #308 of 437 statewide, top 71%, 1,225 students, 36% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Shaler Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.3%/yr); 27 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.68% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.34%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $300,083
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
898 Geyer Rd	0.00mi	4/2.0 (+1)	1,841 (0%)	0mo	$95,000	$52	95
114 Biscayne	0.60mi	3/2.0	1,700 (-8%)	13mo	$305,000	$179	48
104 Bonita Ter	0.63mi	2/2.0 (-1)	1,675 (-9%)	8mo	$272,500	$163	44

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

Projected returns pro-forma

-3.0% appreciation · 5.31% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 1.90×
• Total profit: $28,356
• Equity at exit: $16,700

10-year hold

• IRR: 31.1%
• Equity multiple: 4.13×
• Total profit: $98,225
• Equity at exit: $9,684

Cash invested: $31,360 (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 15209

• Home prices YoY: -27.7%
• Rents YoY: 5.3%
• Active inventory: 27
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$47
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $659

Break-even live

Break-even rent $1,047

Max offer price $112,000

Occupancy floor 60%

Sensitivity live

Price	-10% $722	-5% $691	+0% $659	+5% $627	+10% $596
Rent	-10% $510	-5% $585	+0% $659	+5% $733	+10% $808
Rate	-1.0pp $715	-0.5pp $687	base $659	+0.5pp $630	+1.0pp $600

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Cambria Pt Pittsburgh, PA	3.0	4.0	1692	$1,995	$1.18	45d	1	0.99mi
404 Reetz St Pittsburgh, PA	4.0	1.0	1500	$2,050	$1.37	18d	1	1.35mi
107 Shoup St #2 Pittsburgh, PA	2.0	1.0	2064	$2,000	$0.97	45d	1	1.46mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-10
   listed $112,000 Active

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$61/yr (+$5/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 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: $22,570
• − Mortgage interest: −$6,274
• − Property taxes: −$1,648
• − Insurance: −$1,226
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$3,258
• Taxable income: $6,553
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $6,335/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: Shaler Area SD
• NCES district ID: 4221200
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $57,411
• Composite: 41.33/100
• National rank: #3506
• State rank: #208 of 539 in PA

Livability — Millvale

• Score: 85/100
• State rank: #75
• US rank: #544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 12,328
• Household income: $85,542
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 356.0

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: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 3% Black 3% Two or more races 2% Asian 1%
• Common ancestry: Romanian 13% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -117.81%
• Current HPI: 307.7796
• Rent YoY: ▲ 5.31%
• 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

2 events — show timeline

• 2026-05-14 Pending — West Penn MLS
• 2026-05-10 Listed $112,000 West Penn MLS

Property tax history

-4.1%/yr

Latest (2026): $1,648 · +0.0% YoY. Source: county tax records.