1257 8th Ave · Harrison, PA 15065

$599,900

6 bd · 3.0 ba · 3,540 sqft · MultiFamily public records · 310 Days on market

Built 1925 4,199 sqft lot ↓ 1% 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 +12.2/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Beautiful, fully renovated 5 unit brick apartment building available as a turn-key investment! All 5 units have brand new kitchens with soft close cabinetry and formica countertops with tile backsplash, all new flooring throughout consisting of carpeted bedrooms and LVT living areas, all brand new bathrooms with tile tub / shower surrounds, LED lighting throughout all units and common areas, all units are forced air and 3 of the 5 have central AC. 4 of 5 furnaces replaced within 12 months, all 3 Air conditioners are new as well. One furnace deemed acceptable to keep. All 5 water heaters are new, along with incoming electrical service and interior! The facade of the building has been fully updated front and rear. There is a drop-down fire escape from the 3rd floor with an emergency hallway. 2 car garage behind the building, currently used by two of the tenants (one bay each, divided) small, but usable shared yard space behind the property. Units: 4 2 bed 1 bath, 1, 1 bed 1 bath (Loft)

Key facts

• Fully renovated
• Soft close cabinetry
• Carpeted bedrooms

Tags

• FULLY RENOVATED
• BRAND NEW KITCHENS
• SOFT CLOSE CABINETRY
• TILE BACKSPLASH
• NEW FLOORING
• CARPETED BEDROOMS

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative. Per door: $-23/mo.
• To cash-flow at today's rent, offer at most $580k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $436k (27.2% below list).
• Recommended offer: $436k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $436,500 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (median comp): $318,808
• List price: $599,900
• Delta: 88.17%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-104,852
• Equity at exit: $89,447

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-101,954
• Equity at exit: $51,868

Cash invested: $167,972 (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 15065

• Home prices YoY: -19.3%
• Active inventory: 31
• Price-to-rent: 57.3×

Monthly cashflow live

• Estimated rent: $4,365 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$917
• Net cashflow: $-115

Break-even live

Break-even rent $4,511

Max offer price $579,511

Occupancy floor 98%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$4,365
Total (5 units)			$4,365

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $599,900 Active 310 DOM
2. 2026-06-17
   days on market $599,900 Active 309 DOM
3. 2026-06-16
   days on market $599,900 Active 308 DOM
4. 2026-06-15
   days on market $599,900 Active 307 DOM
5. 2026-06-13
   days on market $599,900 Active 305 DOM
6. 2026-06-13
   days on market $599,900 Active 304 DOM
7. 2026-06-09
   days on market $599,900 Active 301 DOM
8. 2026-06-08
   days on market $599,900 Active 300 DOM
9. 2026-06-07
   days on market $599,900 Active 299 DOM
10. 2026-06-05
    days on market $599,900 Active 296 DOM
11. 2026-06-03
    days on market $599,900 Active 295 DOM
12. 2026-06-02
    days on market $599,900 Active 294 DOM
13. 2026-06-01
    days on market $599,900 Active 293 DOM
14. 2026-05-31
    days on market $599,900 Active 292 DOM
15. 2026-05-10
    historical $1,350
16. 2025-09-25
    price $599,900 998-char remark

    Show marketing remark (998 chars)

    Beautiful, fully renovated 5 unit brick apartment building available as a turn-key investment! All 5 units have brand new kitchens with soft close cabinetry and formica countertops with tile backsplash, all new flooring throughout consisting of carpeted bedrooms and LVT living areas, all brand new bathrooms with tile tub / shower surrounds, LED lighting throughout all units and common areas, all units are forced air and 3 of the 5 have central AC. 4 of 5 furnaces replaced within 12 months, all 3 Air conditioners are new as well. One furnace deemed acceptable to keep. All 5 water heaters are new, along with incoming electrical service and interior! The facade of the building has been fully updated front and rear. There is a drop-down fire escape from the 3rd floor with an emergency hallway. 2 car garage behind the building, currently used by two of the tenants (one bay each, divided) small, but usable shared yard space behind the property. Units: 4 2 bed 1 bath, 1, 1 bed 1 bath (Loft)

17. 2025-08-26
    price $1,350
18. 2025-08-12
    listed $650,000 Active 998-char remark

    Show marketing remark (998 chars)

    Beautiful, fully renovated 5 unit brick apartment building available as a turn-key investment! All 5 units have brand new kitchens with soft close cabinetry and formica countertops with tile backsplash, all new flooring throughout consisting of carpeted bedrooms and LVT living areas, all brand new bathrooms with tile tub / shower surrounds, LED lighting throughout all units and common areas, all units are forced air and 3 of the 5 have central AC. 4 of 5 furnaces replaced within 12 months, all 3 Air conditioners are new as well. One furnace deemed acceptable to keep. All 5 water heaters are new, along with incoming electrical service and interior! The facade of the building has been fully updated front and rear. There is a drop-down fire escape from the 3rd floor with an emergency hallway. 2 car garage behind the building, currently used by two of the tenants (one bay each, divided) small, but usable shared yard space behind the property. Units: 4 2 bed 1 bath, 1, 1 bed 1 bath (Loft)

19. 2025-07-02
    listed $1,365

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $5,746 · $479/mo
• Expected delta: +$3,732/yr (+$311/mo · 185.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 18 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: $52,380
• − Mortgage interest: −$33,604
• − Property taxes: −$2,014
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,190
• − Management: −$4,190
• − Depreciation: −$17,452
• Taxable loss: −$12,070
• Est. tax savings @ 24.0%: +$2,897
• After-tax cash flow: $1,512/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Harrison

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Natrona Heights, PA
• Population (ZIP): 10,927

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 18% Serbian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -60.64%
• Current HPI: 252.9355
• 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

-1.1% since first listed

5 events — show timeline

• 2026-05-10 Rental Removed $1,350 APPFOLIO
• 2025-09-25 Price Changed $599,900 West Penn MLS
• 2025-08-26 Price Changed $1,350 APPFOLIO
• 2025-08-12 Listed $650,000 West Penn MLS
• 2025-07-02 Listed for Rent $1,365 APPFOLIO

Property tax history

+4.0%/yr

Latest (2026): $2,014 · +0.0% YoY. Source: county tax records.