233 Welsh Ave · Wilmerding, PA 15148

$61,000

3 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 7 Days on market

Built 1900 4,791 sqft lot

---

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 +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Good Condition! Nice RES Area, Front & Back Porches, Anderson Windows, Newer Roof, Siding, 22x11 Attic, Washer & Dryer-LB BackDr

Key facts

• 4,791 sq ft lot
• Built 1900
• Listed 7 days

Property features AI

Exterior

• Utilities: Public sewer available; Public water available
• Home design: 2-story property
• Exterior features: Lot approximately 0.11 acres (about 5,200 sq ft)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).

Location & tenants

• Location reads 70/100 on livability (#782 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• Local home prices are declining (-2.6%/yr); year-one equity from $422 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $35k; list at $61k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,000

Questions for the listing agent

1. Built in 1900 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.92% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $165,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Welsh Ave	0.24mi	3/1.0	1,637 (-0%)	10mo	$148,000	$90	80
722 5th Ave	0.49mi	4/1.5 (+1)	1,600 (-2%)	4mo	$60,000	$38	63
408 London Ave	0.52mi	4/1.5 (+1)	1,666 (+2%)	9mo	$240,000	$144	59
440 Thomas St	0.53mi	3/1.5	1,512 (-8%)	2mo	$185,000	$122	59
537 Woodmont Ave	0.38mi	3/2.0	1,482 (-10%)	8mo	$150,000	$101	56
607 Pittsburgh St	0.75mi	3/1.5	1,568 (-4%)	5mo	$107,000	$68	52
2684 3rd St	0.46mi	3/2.5	1,768 (+8%)	10mo	$299,900	$170	51
46 Sprague St	0.39mi	3/2.0	1,422 (-13%)	11mo	$8,000	$6	47
801 4th St	0.61mi	3/2.0	1,469 (-10%)	10mo	$165,000	$112	42
1045 Park Ave	0.71mi	4/2.0 (+1)	1,736 (+6%)	9mo	$78,000	$45	41
419 Desota St	0.48mi	4/2.0 (+1)	1,456 (-11%)	12mo	$75,000	$52	40
876 Sylvan Ave	0.68mi	4/2.5 (+1)	1,455 (-11%)	4mo	$199,900	$137	36

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

Projected returns pro-forma

-2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.21×
• Total profit: $20,605
• Equity at exit: $10,179

10-year hold

• IRR: 35.3%
• Equity multiple: 4.33×
• Total profit: $56,893
• Equity at exit: $7,154

Cash invested: $17,080 (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 15148

• Home prices YoY: -1.8%
• Active inventory: 13
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$320
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $462

Break-even live

Break-even rent $587

Max offer price $61,000

Occupancy floor 56%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	0.28mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	43d	1	0.97mi
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	43d	1	1.16mi
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	14d	1	1.20mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	43d	1	1.40mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	43d	1	1.40mi

Listing history 6 events

1. 2026-06-18
   days on market $61,000 Active 7 DOM
2. 2026-06-17
   days on market $61,000 Active 6 DOM
3. 2026-06-16
   days on market $61,000 Active 5 DOM
4. 2026-06-15
   days on market $61,000 Active 4 DOM
5. 2026-06-13
   remarks 438-char remark
6. 2026-06-13
   listed $61,000 Active 2 DOM

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 3/10 Moderate 7 d/yr ≥96°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,060
• − Mortgage interest: −$3,417
• − Property taxes: −$1,419
• − Insurance: −$305
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,775
• Taxable income: $4,895
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,370/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — Wilmerding

• Score: 70/100
• State rank: #782
• US rank: #7877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmerding, PA
• Population (ZIP): 2,287

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 (71%)
• Race & ethnicity: White 71% Black 25% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 1%
• 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: ▼ -2.60%
• Current HPI: 138.7635
• 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

+60.9% since first listed

4 events — show timeline

• 2026-06-11 Listed $61,000 West Penn MLS
• 2003-07-14 Sold (Public Records) $34,560 Public Records
• 2003-07-11 Sold (MLS) $34,560 West Penn MLS
• 2003-03-31 Listed $37,900 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $1,419 · +1.1% YoY. Source: county tax records.