320 W 14th Ave · Homestead, PA 15120

$12,000

2 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 139 Days on market

Built 1915 2,178 sqft lot $8/sqft · 85% below area ↓ 41% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TWO STORY SINGLE FAMILY LOT BRICK STRUCTURE WITH ADDITIONAL IN REAR. PERMITS ACQUIRED FOR DEMOLITION OR RENOVATE(WITH ENGINEER APPORVAL). OR COMBINE NEXT DOOR LOT FOR A BIGGER BUILD. NEW OWNER COULD CLEAR THE REAR OF YARD FOR A TWO CAR PARKING PAD OR GARAGE.

Key facts

• Brick structure
• Permits acquired
• Additional in rear

Tags

• TWO STORY SINGLE FAMILY LOT
• BRICK STRUCTURE
• ADDITIONAL IN REAR
• PERMITS ACQUIRED
• TWO CAR PARKING PAD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#366 in PA, #3,204 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 93 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $83 of loan paydown is wiped out by about $360 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $10,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 10.75% ✓
• Cap rate: 99.93%
• Cash-on-cash: 334.41%
• DSCR: 15.88
• GRM: 0.8

CMA / ARV

• ARV (median comp): $82,092
• List price: $12,000
• Delta: -85.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 E 15th Ave	0.32mi	2/2.0	1,490 (0%)	6mo	$55,000	$37	77
139 W 16th Ave	0.13mi	3/1.0 (+1)	1,384 (-7%)	7mo	$75,000	$54	71
245 E 18th Ave	0.42mi	3/1.5 (+1)	1,512 (+2%)	1mo	$15,000	$10	70
230 E 15th Ave	0.33mi	3/1.0 (+1)	1,417 (-5%)	2mo	$25,000	$18	70
600 E 14th Ave	0.49mi	3/2.0 (+1)	1,472 (-1%)	0mo	$229,007	$156	66
306 W 15th Ave	0.06mi	3/1.5 (+1)	1,701 (+14%)	5mo	$200,000	$118	62
1415 Margaret St	0.46mi	3/1.0 (+1)	1,628 (+9%)	1mo	$25,000	$15	57
238 E 19th	0.45mi	3/1.5 (+1)	1,600 (+7%)	3mo	$45,000	$28	57
3607 Fieldstone Dr	0.55mi	3/2.0 (+1)	1,464 (-2%)	10mo	$275,555	$188	54
3430 Lynnwood Dr	0.56mi	3/2.0 (+1)	1,357 (-9%)	2mo	$295,000	$217	48
233 E 21st Ave	0.50mi	2/1.5	1,276 (-14%)	10mo	$179,400	$141	43
127 Marham Rd	0.71mi	3/2.5 (+1)	1,579 (+6%)	4mo	$220,000	$139	43

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.59×
• Total profit: $59,103
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 40.93×
• Total profit: $134,168
• Equity at exit: $1,038

Cash invested: $3,360 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 93
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $936

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 22%

Sensitivity live

Price	-10% $945	-5% $941	+0% $936	+5% $932	+10% $928
Rent	-10% $834	-5% $885	+0% $936	+5% $987	+10% $1,038
Rate	-1.0pp $942	-0.5pp $939	base $936	+0.5pp $933	+1.0pp $930

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

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	17d	1	0.03mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	17d	1	0.04mi
1900 Maple St Unit 4 Homestead, PA	1.0	1.0	1200	$1,400	$1.17	24d	1	0.39mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	44d	1	0.52mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	0.53mi
519 E 9th Ave Fl 1 Homestead, PA	1.0	1.0	900	$995	$1.11	11d	1	0.58mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	0.67mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	24d	1	0.86mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	22d	1	0.90mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	0.95mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	0.99mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	44d	1	1.19mi

Listing history 18 events

1. 2026-06-21
   days on market $12,000 Active 139 DOM
2. 2026-06-18
   days on market $12,000 Active 136 DOM
3. 2026-06-17
   days on market $12,000 Active 135 DOM
4. 2026-06-16
   days on market $12,000 Active 134 DOM
5. 2026-06-15
   days on market $12,000 Active 133 DOM
6. 2026-06-13
   days on market $12,000 Active 131 DOM
7. 2026-06-10
   price $12,000 Active 127 DOM
8. 2026-06-09
   days on market $15,000 Active 127 DOM
9. 2026-06-08
   days on market $15,000 Active 126 DOM
10. 2026-06-07
    days on market $15,000 Active 125 DOM
11. 2026-06-05
    days on market $15,000 Active 122 DOM
12. 2026-06-03
    days on market $15,000 Active 121 DOM
13. 2026-06-02
    days on market $15,000 Active 120 DOM
14. 2026-06-01
    days on market $15,000 Active 119 DOM
15. 2026-05-31
    days on market $15,000 Active 118 DOM
16. 2026-04-07
    price $15,000 258-char remark

    Show marketing remark (258 chars)

    TWO STORY SINGLE FAMILY LOT BRICK STRUCTURE WITH ADDITIONAL IN REAR. PERMITS ACQUIRED FOR DEMOLITION OR RENOVATE(WITH ENGINEER APPORVAL). OR COMBINE NEXT DOOR LOT FOR A BIGGER BUILD. NEW OWNER COULD CLEAR THE REAR OF YARD FOR A TWO CAR PARKING PAD OR GARAGE.

17. 2026-03-24
    price $20,000 258-char remark

    Show marketing remark (258 chars)

    TWO STORY SINGLE FAMILY LOT BRICK STRUCTURE WITH ADDITIONAL IN REAR. PERMITS ACQUIRED FOR DEMOLITION OR RENOVATE(WITH ENGINEER APPORVAL). OR COMBINE NEXT DOOR LOT FOR A BIGGER BUILD. NEW OWNER COULD CLEAR THE REAR OF YARD FOR A TWO CAR PARKING PAD OR GARAGE.

18. 2026-02-02
    listed $25,500 Active 258-char remark

    Show marketing remark (258 chars)

    TWO STORY SINGLE FAMILY LOT BRICK STRUCTURE WITH ADDITIONAL IN REAR. PERMITS ACQUIRED FOR DEMOLITION OR RENOVATE(WITH ENGINEER APPORVAL). OR COMBINE NEXT DOOR LOT FOR A BIGGER BUILD. NEW OWNER COULD CLEAR THE REAR OF YARD FOR A TWO CAR PARKING PAD OR GARAGE.

ⓘ 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 · 17 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: $15,483
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$349
• Taxable income: $11,744
• Est. tax owed @ 24.0%: −$2,819
• After-tax cash flow: $8,418/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Homestead

• Score: 77/100
• State rank: #366
• US rank: #3204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

-41.2% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $15,000 West Penn MLS
• 2026-03-24 Price Changed $20,000 West Penn MLS
• 2026-02-02 Listed $25,500 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $1,354 · +3.2% YoY. Source: county tax records.