23 Virginia Dr · Lincoln, PA 15133

$90,000

2 bd · 1.0 ba · 706 sqft · SingleFamily public records · 27 Days on market

Built 1925 7,278 sqft lot

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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 +18.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Starter home or downsizing. .. .newer roof , furnace and central air,

Key facts

• Extra lot
• Newer central heat
• Finished basement

Tags

• FINISHED BASEMENT
• NEWER CENTRAL HEAT
• NEW REFRIGERATOR
• GAS STOVE
• EXTRA LOT

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Frame construction; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer; Resale condition

Interior

• Kitchen: Refrigerator; Stove
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Vinyl flooring; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $82 ($983/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#984 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $27k; list at $90k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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 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?
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: 1.03% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.93×
• Total profit: $23,560
• Equity at exit: $48,413

10-year hold

• IRR: 15.9%
• Equity multiple: 3.70×
• Total profit: $68,010
• Equity at exit: $81,489

Cash invested: $25,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $82

Break-even live

Break-even rent $827

Max offer price $90,000

Occupancy floor 86%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2860 Washington Blvd Unit 3 McKeesport, PA	1.0	1.0	600	$799	$1.33	44d	1	0.41mi
2860 Washington Blvd Unit 5 McKeesport, PA	1.0	1.0	600	$799	$1.33	24d	1	0.41mi

Listing history 21 events

1. 2026-06-18
   days on market $90,000 Active 27 DOM
2. 2026-06-17
   days on market $90,000 Active 26 DOM
3. 2026-06-16
   days on market $90,000 Active 25 DOM
4. 2026-06-15
   days on market $90,000 Active 24 DOM
5. 2026-06-13
   days on market $90,000 Active 22 DOM
6. 2026-06-13
   days on market $90,000 Active 21 DOM
7. 2026-06-09
   days on market $90,000 Active 18 DOM
8. 2026-06-08
   days on market $90,000 Active 17 DOM
9. 2026-06-07
   days on market $90,000 Active 16 DOM
10. 2026-06-05
    days on market $90,000 Active 13 DOM
11. 2026-06-03
    days on market $90,000 Active 12 DOM
12. 2026-06-02
    days on market $90,000 Active 11 DOM
13. 2026-06-01
    days on market $90,000 Active 10 DOM
14. 2026-05-31
    days on market $90,000 Active 9 DOM
15. 2026-05-19
    listed $90,000 Active
16. 2017-11-22
    soldstatus $26,900
17. 2012-02-21
    listed $35,900 75-char remark

    Show marketing remark (75 chars)

    Great Starter home or downsizing. .. .newer roof , furnace and central air,

18. 2001-11-13
    soldstatus $38,000
19. 2001-11-08
    soldstatus $38,000 79-char remark

    Show marketing remark (79 chars)

    DOLL HOUSE, NICE YD STORAGE SHED, ABOVE GROUND POOL, SHOWS WELL UPDATED KITCHEN

20. 2001-08-01
    listed $42,900 79-char remark

    Show marketing remark (79 chars)

    DOLL HOUSE, NICE YD STORAGE SHED, ABOVE GROUND POOL, SHOWS WELL UPDATED KITCHEN

21. 1988-04-20
    soldstatus $12,000

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 · 17 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: $11,169
• − Mortgage interest: −$5,041
• − Property taxes: −$1,727
• − Insurance: −$450
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$2,618
• Taxable loss: −$455
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,092/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 — Lincoln

• Score: 67/100
• State rank: #984
• US rank: #10802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, 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

+650.0% since first listed

7 events — show timeline

• 2026-05-19 Listed $90,000 West Penn MLS
• 2017-11-22 Sold (Public Records) $26,900 Public Records
• 2012-02-21 Listed $35,900 West Penn MLS
• 2001-11-13 Sold (Public Records) $38,000 Public Records
• 2001-11-08 Sold (MLS) $38,000 West Penn MLS
• 2001-08-01 Listed $42,900 West Penn MLS
• 1988-04-20 Sold (Public Records) $12,000 Public Records

Property tax history

+4.4%/yr

Latest (2026): $1,727 · +5.8% YoY. Source: county tax records.