219 Camp Ave · Braddock, PA 15104

$38,900

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 114 Days on market

Built 1960 4,181 sqft lot $39/sqft · 16% below area Est $46k · 16% under ↓ 15% 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
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Adorable ranch with so much potential! Beautiful stone fence surrounding the level lot! Oversized detached garage with half bath in rear! Large kitchen with plenty of wooden cabinetry! Generous room sizes throughout! Centrally located! This house just need a little TLC to be transformed into a home!

Key facts

• Centrally located
• Large kitchen
• Wooden cabinetry

Tags

• DETACHED GARAGE
• LARGE KITCHEN
• WOODEN CABINETRY
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#963 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 34% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $269 of loan paydown is wiped out by about $631 of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $35,399 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.89% ✓
• Cap rate: 22.64%
• Cash-on-cash: 58.37%
• DSCR: 3.60
• GRM: 2.9

CMA / ARV

• ARV (median comp): $46,349
• List price: $38,900
• Delta: -16.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Lilmont Dr	0.49mi	3/2.0 (+1)	1,000 (+1%)	1mo	$255,000	$255	66
416 Mills Ave	0.16mi	2/1.0	1,072 (+8%)	18mo	$8,500	$8	64
806 Coalmont St	0.39mi	2/1.0	918 (-8%)	16mo	$35,000	$38	56
1011 Jones Ave	0.64mi	2/1.5	1,024 (+3%)	8mo	$9,500	$9	56
2691 Woodstock Ave	0.46mi	3/1.5 (+1)	910 (-8%)	9mo	$100,000	$110	50
93 Lilmont Dr	0.61mi	3/2.0 (+1)	1,000 (+1%)	13mo	$193,000	$193	50
107 Lilmont Dr	0.52mi	3/1.5 (+1)	1,100 (+11%)	14mo	$250,000	$227	39
1584 Brinton Rd	0.71mi	3/2.0 (+1)	1,092 (+10%)	13mo	$225,000	$206	31
2663 Woodstock Ave	0.54mi	3/1.0 (+1)	1,134 (+14%)	21mo	$135,000	$119	28

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

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 3.74×
• Total profit: $29,805
• Equity at exit: $8,242

10-year hold

• IRR: 62.1%
• Equity multiple: 7.59×
• Total profit: $71,782
• Equity at exit: $7,710

Cash invested: $10,892 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$204
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $530

Break-even live

Break-even rent $455

Max offer price $38,900

Occupancy floor 48%

Sensitivity live

Price	-10% $552	-5% $541	+0% $530	+5% $519	+10% $508
Rent	-10% $441	-5% $485	+0% $530	+5% $574	+10% $619
Rate	-1.0pp $549	-0.5pp $540	base $530	+0.5pp $520	+1.0pp $509

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: $9,725
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	25d	1	0.10mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	25d	1	0.52mi
817 Kirkpatrick Ave Unit 8171-A Braddock, PA	2.0	1.0	866	$800	$0.92	45d	1	0.54mi
207 Montana Ave Pittsburgh, PA	2.0	1.0	840	$1,000	$1.19	25d	1	0.72mi
2319 S Braddock Ave Unit 2 Pittsburgh, PA	1.0	1.0	600	$1,090	$1.82	25d	1	1.00mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	1.07mi
7801 Lloyd Ave Unit 105 Pittsburgh, PA	1.0	1.0	750	$970	$1.29	25d	1	1.08mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	1.18mi
2121 Milligan Ave Unit 3 Pittsburgh, PA	2.0	1.0	800	$1,195	$1.49	45d	1	1.21mi
2121 Milligan Ave Unit 6 Pittsburgh, PA	2.0	1.0	800	$1,300	$1.62	5d	1	1.21mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	45d	1	1.21mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	1.24mi
12 Demmer Ave Unit 2 Pittsburgh, PA	1.0	1.0	750	$725	$0.97	25d	1	1.30mi
17 Sumner Ave Pittsburgh, PA	1.0	1.0	800	$950	$1.19	45d	1	1.36mi
1310 Brinton Ave Unit 1 Braddock, PA	2.0	1.0	800	$1,000	$1.25	45d	1	1.37mi
1635 Ardmore Blvd Pittsburgh, PA	1.0	1.0	650	$800	$1.23	22d	1	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $38,900 Active 114 DOM
2. 2026-06-18
   days on market $38,900 Active 111 DOM
3. 2026-06-17
   days on market $38,900 Active 110 DOM
4. 2026-06-16
   days on market $38,900 Active 109 DOM
5. 2026-06-15
   days on market $38,900 Active 108 DOM
6. 2026-06-13
   days on market $38,900 Active 106 DOM
7. 2026-06-09
   days on market $38,900 Active 102 DOM
8. 2026-06-08
   pricedays on market $38,900 Active 101 DOM
9. 2026-06-07
   days on market $39,900 Active 100 DOM
10. 2026-06-05
    days on market $39,900 Active 97 DOM
11. 2026-06-03
    days on market $39,900 Active 96 DOM
12. 2026-06-02
    days on market $39,900 Active 95 DOM
13. 2026-06-01
    days on market $39,900 Active 94 DOM
14. 2026-05-31
    days on market $39,900 Active 93 DOM
15. 2026-03-31
    price $39,900 300-char remark

    Show marketing remark (300 chars)

    Adorable ranch with so much potential! Beautiful stone fence surrounding the level lot! Oversized detached garage with half bath in rear! Large kitchen with plenty of wooden cabinetry! Generous room sizes throughout! Centrally located! This house just need a little TLC to be transformed into a home!

16. 2026-03-30
    price $44,900 300-char remark

    Show marketing remark (300 chars)

    Adorable ranch with so much potential! Beautiful stone fence surrounding the level lot! Oversized detached garage with half bath in rear! Large kitchen with plenty of wooden cabinetry! Generous room sizes throughout! Centrally located! This house just need a little TLC to be transformed into a home!

17. 2026-02-26
    listed $49,900 Active 300-char remark

    Show marketing remark (300 chars)

    Adorable ranch with so much potential! Beautiful stone fence surrounding the level lot! Oversized detached garage with half bath in rear! Large kitchen with plenty of wooden cabinetry! Generous room sizes throughout! Centrally located! This house just need a little TLC to be transformed into a home!

18. 1980-06-26
    soldstatus $47,000

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $1,667 · $139/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 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,502
• − Mortgage interest: −$2,179
• − Property taxes: −$1,667
• − Insurance: −$194
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$1,132
• Taxable income: $6,170
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $4,876/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Braddock

• Score: 67/100
• State rank: #963
• US rank: #10536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 8,034
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -1.62%
• Current HPI: 138.912
• Rent YoY: —
• 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

-15.1% since first listed

4 events — show timeline

• 2026-03-31 Price Changed $39,900 West Penn MLS
• 2026-03-30 Price Changed $44,900 West Penn MLS
• 2026-02-26 Listed $49,900 West Penn MLS
• 1980-06-26 Sold (Public Records) $47,000 Public Records

Property tax history

+6.2%/yr

Latest (2026): $1,667 · +113.1% YoY. Source: county tax records.