1003 Spring St · North Braddock, PA 15104

$100,000

4 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 71 Days on market

Built 1890 2,500 sqft lot $68/sqft · 65% above area ↓ 10% since listing

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to 1003 Spring Street in Braddock, a home full of character and opportunity. This property offers a spacious layout, a welcoming feel, while presenting the perfect chance for buyers to add their own personal touch. With a little TLC, this home can truly shine making it an excellent option for investors or anyone looking to create their ideal space. The property is currently tenant-occupied, offering immediate rental income potential for the next owner. Sold as is.

Key facts

• 2,500 sq ft lot
• Built 1890
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#550 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 42% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $691 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (median comp): $60,536
• List price: $100,000
• Delta: 65.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 North Ave	0.08mi	3/3.0 (-1)	1,428 (-3%)	8mo	$59,900	$42	72
809 6th St	0.27mi	3/1.0 (-1)	1,498 (+2%)	14mo	$82,000	$55	68
813 3rd St	0.72mi	4/1.0	1,472 (0%)	1mo	$14,999	$10	65
613 Baldridge Ave	0.26mi	3/1.5 (-1)	1,472 (0%)	23mo	$147,500	$100	62
1309 Bell Ave	0.29mi	3/1.0 (-1)	1,408 (-4%)	16mo	$120,000	$85	61
520 Seddon Ave	0.47mi	4/1.0	1,509 (+2%)	19mo	$37,000	$25	58
530 Stokes Ave	0.43mi	3/2.0 (-1)	1,550 (+5%)	11mo	$85,000	$55	53
203 Comrie Ave	0.71mi	3/1.0 (-1)	1,296 (-12%)	9mo	$35,000	$27	35
414 Mills Ave	0.59mi	3/2.5 (-1)	1,680 (+14%)	7mo	$10,000	$6	32

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

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.45×
• Total profit: $12,607
• Equity at exit: $21,187

10-year hold

• IRR: 17.4%
• Equity multiple: 2.64×
• Total profit: $46,016
• Equity at exit: $19,820

Cash invested: $28,000 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$524
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $359

Break-even live

Break-even rent $957

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $415	-5% $387	+0% $359	+5% $330	+10% $302
Rent	-10% $247	-5% $303	+0% $359	+5% $415	+10% $470
Rate	-1.0pp $409	-0.5pp $384	base $359	+0.5pp $333	+1.0pp $306

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	0.37mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	24d	1	0.73mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	0.77mi
101 Center St East Pittsburgh, PA	3.0	1.0	1500	$1,505	$1.00	11d	1	0.90mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	24d	1	1.09mi
530 Main St Unit 530 East Pittsburgh, PA	4.0	2.0	1578	$1,133	$0.72	44d	1	1.09mi
521 Bessemer Ave East Pittsburgh, PA	5.0	1.0	1704	$1,349	$0.79	24d	1	1.14mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	1.20mi
1607 Girard Ave North Versailles, PA	3.0	2.0	1400	$1,595	$1.14	24d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 71 DOM
2. 2026-06-17
   days on market $100,000 Active 70 DOM
3. 2026-06-16
   days on market $100,000 Active 69 DOM
4. 2026-06-15
   days on market $100,000 Active 68 DOM
5. 2026-06-13
   days on market $100,000 Active 66 DOM
6. 2026-06-09
   days on market $100,000 Active 62 DOM
7. 2026-06-08
   days on market $100,000 Active 61 DOM
8. 2026-06-07
   days on market $100,000 Active 60 DOM
9. 2026-06-05
   pricedays on market $100,000 Active 57 DOM
10. 2026-06-03
    days on market $115,000 Active 56 DOM
11. 2026-06-02
    days on market $115,000 Active 55 DOM
12. 2026-06-02
    remarks 496-char remark
13. 2026-06-02
    price $115,000 Active 54 DOM
14. 2026-06-01
    days on market $125,000 Active 54 DOM
15. 2026-05-31
    days on market $125,000 Active 53 DOM
16. 2026-05-02
    price $130,000 476-char remark

    Show marketing remark (476 chars)

    Welcome to 1003 Spring Street in Braddock, a home full of character and opportunity. This property offers a spacious layout, a welcoming feel, while presenting the perfect chance for buyers to add their own personal touch. With a little TLC, this home can truly shine making it an excellent option for investors or anyone looking to create their ideal space. The property is currently tenant-occupied, offering immediate rental income potential for the next owner. Sold as is.

17. 2026-04-27
    price $130,999 476-char remark

    Show marketing remark (476 chars)

    Welcome to 1003 Spring Street in Braddock, a home full of character and opportunity. This property offers a spacious layout, a welcoming feel, while presenting the perfect chance for buyers to add their own personal touch. With a little TLC, this home can truly shine making it an excellent option for investors or anyone looking to create their ideal space. The property is currently tenant-occupied, offering immediate rental income potential for the next owner. Sold as is.

18. 2026-04-07
    listed $144,999 Active 476-char remark

    Show marketing remark (476 chars)

    Welcome to 1003 Spring Street in Braddock, a home full of character and opportunity. This property offers a spacious layout, a welcoming feel, while presenting the perfect chance for buyers to add their own personal touch. With a little TLC, this home can truly shine making it an excellent option for investors or anyone looking to create their ideal space. The property is currently tenant-occupied, offering immediate rental income potential for the next owner. Sold as is.

ⓘ 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: $2,282 · $190/mo
• Projected year-2 tax: $2,282 · $190/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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,937
• − Mortgage interest: −$5,602
• − Property taxes: −$2,282
• − Insurance: −$500
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,909
• Taxable income: $2,934
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,601/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — North Braddock

• Score: 73/100
• State rank: #550
• US rank: #5126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 7,946
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• 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: ▼ -1.62%
• Current HPI: 138.912
• 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

-10.3% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $130,000 West Penn MLS
• 2026-04-27 Price Changed $130,999 West Penn MLS
• 2026-04-07 Listed $144,999 West Penn MLS

Property tax history

+4.3%/yr

Latest (2026): $2,282 · +2.9% YoY. Source: county tax records.