401 Euclid Ave · Glassport, PA 15045

$13,500

4 bd · 2.0 ba · 1,964 sqft · MultiFamily public records · 356 Days on market

Built 1923 3,898 sqft lot $7/sqft · 86% below area ↓ 25% since listing

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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
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Large Glassport, single family home currently set up as a 2 unit - 1 bedroom/1 bath & 2 bedroom/1 bath. The property features separate entrances, a porch, a patio, off-street parking, and lots of potential for the new owner.

Key facts

• Porch
• Separate entrances
• Patio

Tags

• SEPARATE ENTRANCES
• PORCH
• PATIO
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $14k.

Deal economics

• At list price, monthly cash flow is $987 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 94.0% vs local median 8.4% in Glassport — 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 71/100 on livability (#716 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: crime C-, employment D+, schools D-.
• 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: 24 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $117 of equity ($93 loan paydown + $24 appreciation (0.2% local appreciation)).
• At projected returns (0.2% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $11,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 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 1923 — 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 D-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. 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?
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: 10.13% ✓
• Cap rate: 94.02%
• Cash-on-cash: 313.31%
• DSCR: 14.94
• GRM: 0.8

CMA / ARV

• ARV (median comp): $96,579
• List price: $13,500
• Delta: -84.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 17.56×
• Total profit: $62,597
• Equity at exit: $4,041

10-year hold

• IRR: —
• Equity multiple: 37.36×
• Total profit: $137,432
• Equity at exit: $4,955

Cash invested: $3,780 (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 15045

• Home prices YoY: 0.1%
• Active inventory: 24
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$71
• Tax est. 1.5%: −$17 /mo · $202/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $987

Break-even live

Break-even rent $118

Max offer price $13,500

Occupancy floor 23%

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: $3,375
• Closing costs: $405
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,395	$1.08	24d	1	0.52mi
185 Carnegie Ave Clairton, PA	3.0	1.0	1404	$1,295	$0.92	44d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $13,500 Active 356 DOM
2. 2026-06-17
   price $13,500 Active 355 DOM
3. 2026-06-17
   days on market $15,000 Active 355 DOM
4. 2026-06-16
   days on market $15,000 Active 354 DOM
5. 2026-06-15
   days on market $15,000 Active 353 DOM
6. 2026-06-13
   days on market $15,000 Active 351 DOM
7. 2026-06-13
   days on market $15,000 Active 350 DOM
8. 2026-06-09
   days on market $15,000 Active 347 DOM
9. 2026-06-08
   days on market $15,000 Active 346 DOM
10. 2026-06-07
    days on market $15,000 Active 345 DOM
11. 2026-06-05
    days on market $15,000 Active 342 DOM
12. 2026-06-03
    days on market $15,000 Active 341 DOM
13. 2026-06-02
    days on market $15,000 Active 340 DOM
14. 2026-06-01
    days on market $15,000 Active 339 DOM
15. 2026-05-31
    days on market $15,000 Active 338 DOM
16. 2025-12-18
    price $15,000 230-char remark

    Show marketing remark (230 chars)

    Large Glassport, single family home currently set up as a 2 unit - 1 bedroom/1 bath & 2 bedroom/1 bath. The property features separate entrances, a porch, a patio, off-street parking, and lots of potential for the new owner.

17. 2025-06-27
    listed $20,000 Active 230-char remark

    Show marketing remark (230 chars)

    Large Glassport, single family home currently set up as a 2 unit - 1 bedroom/1 bath & 2 bedroom/1 bath. The property features separate entrances, a porch, a patio, off-street parking, and lots of potential for the new owner.

ⓘ 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 · 19 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: $16,408
• − Mortgage interest: −$756
• − Property taxes: −$202
• − Insurance: −$68
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$393
• Taxable income: $12,364
• Est. tax owed @ 24.0%: −$2,967
• After-tax cash flow: $8,876/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: 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 — Glassport

• Score: 71/100
• State rank: #716
• US rank: #7113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassport, PA
• City population: 4,400
• Population (ZIP): 4,400

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 18% Portuguese 6% Serbian 6%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Korean 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: ▲ 0.18%
• Current HPI: 214.7403
• 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

-25.0% since first listed

2 events — show timeline

• 2025-12-18 Price Changed $15,000 West Penn MLS
• 2025-06-27 Listed $20,000 West Penn MLS

Property tax history

+4.6%/yr

Latest (2025): $2,042 · +12.7% YoY. Source: county tax records.