1817-1823 Tacoma Ave · Port Vue, PA 15133

$399,000

40 bd · None ba · — sqft · MultiFamily · 51 Days on market

Built 1926 Poor condition 3,720 sqft lot Est $335k · 19% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• Appreciation +7.3/10.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

3 STORY BRICK BUILDING WITH FIVE UNITS. SEPERATE UTILITIES - TENANTS PAY THEIR OWN UTILITIES.

Key facts

• 3,720 sq ft lot
• Built 1926
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $399k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive. Per door: $171/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#545 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $4,571/mo this rent would consume 83% of the median local household income ($66k/yr) (locally 94% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($3k loan paydown + $18k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $335,492
• List price: $399,000
• Delta: 18.93%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.21×
• Total profit: $135,617
• Equity at exit: $214,631

10-year hold

• IRR: 19.8%
• Equity multiple: 4.30×
• Total profit: $368,560
• Equity at exit: $361,266

Cash invested: $111,720 (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 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 36.4×

Monthly cashflow live

• Estimated rent: $4,571 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$960
• Net cashflow: $854

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,129	-5% $992	+0% $854	+5% $716	+10% $578
Rent	-10% $493	-5% $673	+0% $854	+5% $1,034	+10% $1,215
Rate	-1.0pp $1,055	-0.5pp $955	base $854	+0.5pp $750	+1.0pp $645

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$4,570
Total (5 units)			$4,571

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $399,000 Active 51 DOM
2. 2026-06-18
   days on market $399,000 Active 48 DOM
3. 2026-06-17
   days on market $399,000 Active 47 DOM
4. 2026-06-16
   days on market $399,000 Active 46 DOM
5. 2026-06-15
   days on market $399,000 Active 45 DOM
6. 2026-06-13
   days on market $399,000 Active 43 DOM
7. 2026-06-13
   days on market $399,000 Active 42 DOM
8. 2026-06-09
   days on market $399,000 Active 39 DOM
9. 2026-06-08
   days on market $399,000 Active 38 DOM
10. 2026-06-07
    days on market $399,000 Active 37 DOM
11. 2026-06-05
    days on market $399,000 Active 34 DOM
12. 2026-06-03
    days on market $399,000 Active 33 DOM
13. 2026-06-02
    days on market $399,000 Active 32 DOM
14. 2026-06-01
    days on market $399,000 Active 31 DOM
15. 2026-05-31
    days on market $399,000 Active 30 DOM
16. 2026-05-01
    listed $399,000 Active 93-char remark

    Show marketing remark (93 chars)

    3 STORY BRICK BUILDING WITH FIVE UNITS. SEPERATE UTILITIES - TENANTS PAY THEIR OWN UTILITIES.

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,852
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,388
• − Management: −$4,388
• − Depreciation: −$11,607
• Taxable income: $4,138
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $9,251/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 · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including roof, exterior, and interior work. Significant improvements in these areas would greatly increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Overgrown vegetation and peeling paint
• Major interior walls — No visible interior, but likely in poor condition
• Major flooring — No visible flooring, but likely in poor condition
• Major systems — No visible systems, but likely in poor condition

Value-add opportunities

• Both Landscaping and exterior maintenance — Improves curb appeal and overall condition
• Both Interior and exterior painting — Enhances appearance and value
• Both Roof repair — Critical for structural integrity and safety
• Both Flooring replacement — Improves living space and value
• Both System upgrades — Enhances functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear	Major	$15,000–50,000
exterior siding · Overgrown vegetation and peeling paint	Major	$15,000–50,000
interior walls · No visible interior, but likely in poor condition	Major	$15,000–50,000
flooring · No visible flooring, but likely in poor condition	Major	$15,000–50,000
systems · No visible systems, but likely in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improves curb appeal and overall condition ↑
• Both Interior and exterior painting — Enhances appearance and value ↑
• Both Roof repair — Critical for structural integrity and safety ↑
• Both Flooring replacement — Improves living space and value ↑
• Both System upgrades — Enhances functionality 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: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

Livability — Port Vue

• Score: 73/100
• State rank: #545
• US rank: #5090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Vue, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 94.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 4.52%
• Current HPI: 214.5922
• 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

1 event — show timeline

• 2026-05-01 Listed $399,000 West Penn MLS