453 Coal Valley Rd · Jefferson Hills, PA 15025

$84,900

2 bd · 2.0 ba · 1,842 sqft · SingleFamily public records · 8 Days on market

Built 1974 1.01 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
• Schools +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What A Find! This Interesting Home Sits On Top Of A 2 Acre Lot Just Off Coal Valley Road. Come Bring Your Imagination & Make This In To A Remarkable Home. Lots Of Rooms To Redo To Fit Your Needs ~ Large Primary Bedroom Up W/ Ample Closet Space ~ 2nd Full Bath & 2nd Bedroom ~ Main Floor Offers 1st Floor Laundry/Pantry Area ~Main Full Bath ~ Side Porch For Additional Storage & Access To The Side Patio ~ The Main Floor Back Room Is A Family Room ~ Enclosed Sun Porch Can Be Used As An Office Or Studio + Galley Kitchen. Wait Till You See All The Outside Extras: Parking For 5+ Cars On The Black Top Driveway - Privacy Is The Key Element To This Unique Home.

Key facts

• 1.01 acre lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.7% vs local median 2.1% in Jefferson Hills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#397 in PA, #3,607 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• West Jefferson Hills SD (suburban): math 48% / reading 73% proficiency, ranked #60 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $18k; list at $85k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 2.37% ✓
• Cap rate: 17.69%
• Cash-on-cash: 40.70%
• DSCR: 2.81
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $296,562
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
453 Coal Valley Rd	0.00mi	2/2.0	1,842 (0%)	1mo	$87,000	$47	99
124 Reed Dr	0.50mi	3/2.0 (+1)	1,836 (-0%)	6mo	$295,000	$161	67
1675 Clairton Rd	0.48mi	3/1.0 (+1)	1,750 (-5%)	11mo	$185,000	$106	51
103 Simpson Dr	0.39mi	3/2.0 (+1)	1,601 (-13%)	13mo	$270,000	$169	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 3.03×
• Total profit: $48,358
• Equity at exit: $12,659

10-year hold

• IRR: 52.1%
• Equity multiple: 7.61×
• Total profit: $157,140
• Equity at exit: $7,341

Cash invested: $23,772 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$299 /mo · $3,593/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $806

Break-even live

Break-even rent $987

Max offer price $84,900

Occupancy floor 55%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Cerasi Dr West Mifflin, PA	1.0–3.0	1.0–2.0	1055	$1,150	$1.09	1d	1	1.02mi
305 Plaza Dr Pittsburgh, PA	3.0	2.5	2100	$2,750	$1.31	3d	1	1.21mi
701 Plaza Dr Pittsburgh, PA	3.0	2.5	2050	$2,800	$1.37	1d	2	1.32mi

Listing history 6 events

1. 2026-03-25
   status Pending
2. 2026-03-17
   listed $84,900 Active
3. 2025-11-18
   historical Expired 678-char remark

   Show marketing remark (678 chars)

   What A Find! This Interesting Home Sits On Top Of A 2 Acre Lot Just Off Coal Valley Road. Come Bring Your Imagination & Make This In To A Remarkable Home. Lots Of Rooms To Redo To Fit Your Needs ~ Large Primary Bedroom Up W/ Ample Closet Space ~ 2nd Full Bath & 2nd Bedroom ~ Main Floor Offers 1st Floor Laundry/Pantry Area ~Main Full Bath ~ Side Porch For Additional Storage & Access To The Side Patio ~ The Main Floor Back Room Is A Family Room ~ Enclosed Sun Porch Can Be Used As An Office Or Studio + Galley Kitchen. Wait Till You See All The Outside Extras: Parking For 5+ Cars On The Black Top Driveway - Privacy Is The Key Element To This Unique Home.

4. 2025-10-10
   historical Contingent 678-char remark

   Show marketing remark (678 chars)

   What A Find! This Interesting Home Sits On Top Of A 2 Acre Lot Just Off Coal Valley Road. Come Bring Your Imagination & Make This In To A Remarkable Home. Lots Of Rooms To Redo To Fit Your Needs ~ Large Primary Bedroom Up W/ Ample Closet Space ~ 2nd Full Bath & 2nd Bedroom ~ Main Floor Offers 1st Floor Laundry/Pantry Area ~Main Full Bath ~ Side Porch For Additional Storage & Access To The Side Patio ~ The Main Floor Back Room Is A Family Room ~ Enclosed Sun Porch Can Be Used As An Office Or Studio + Galley Kitchen. Wait Till You See All The Outside Extras: Parking For 5+ Cars On The Black Top Driveway - Privacy Is The Key Element To This Unique Home.

5. 2025-09-13
   listed $125,000 Active 678-char remark

   Show marketing remark (678 chars)

   What A Find! This Interesting Home Sits On Top Of A 2 Acre Lot Just Off Coal Valley Road. Come Bring Your Imagination & Make This In To A Remarkable Home. Lots Of Rooms To Redo To Fit Your Needs ~ Large Primary Bedroom Up W/ Ample Closet Space ~ 2nd Full Bath & 2nd Bedroom ~ Main Floor Offers 1st Floor Laundry/Pantry Area ~Main Full Bath ~ Side Porch For Additional Storage & Access To The Side Patio ~ The Main Floor Back Room Is A Family Room ~ Enclosed Sun Porch Can Be Used As An Office Or Studio + Galley Kitchen. Wait Till You See All The Outside Extras: Parking For 5+ Cars On The Black Top Driveway - Privacy Is The Key Element To This Unique Home.

6. 1976-12-01
   soldstatus $18,000

ⓘ 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: $3,593 · $299/mo
• Projected year-2 tax: $3,593 · $299/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $24,096
• − Mortgage interest: −$4,756
• − Property taxes: −$3,593
• − Insurance: −$424
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$2,470
• Taxable income: $8,998
• Est. tax owed @ 24.0%: −$2,159
• After-tax cash flow: $7,516/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: West Jefferson Hills SD
• NCES district ID: 4225590
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $68,796
• Composite: 53.19/100
• National rank: #1503
• State rank: #60 of 539 in PA

Livability — Jefferson Hills

• Score: 76/100
• State rank: #397
• US rank: #3607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson Hills, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,659
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% Spanish 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+371.7% since first listed

6 events — show timeline

• 2026-03-25 Pending — West Penn MLS
• 2026-03-17 Listed $84,900 West Penn MLS
• 2025-11-18 Delisted — West Penn MLS
• 2025-10-10 Contingent — West Penn MLS
• 2025-09-13 Listed $125,000 West Penn MLS
• 1976-12-01 Sold (Public Records) $18,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $3,593 · +3.5% YoY. Source: county tax records.