745 Memory Ln · Liberty, PA 15133

$90,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 49 Days on market

Built 1956 5,998 sqft lot $87/sqft · 38% below area Est $144k · 38% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.6/10.0
• Appreciation +7.3/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor opportunity with stable income potential. Solid home featuring 2 bedroom and 1 full bath with offstreet parking. Home is currently tenant-occupied. Do not disturb tenant. Property includes central heat and A/C, refrigerator, gas range, washer/dryer. New furnace in 2026. Well-suited for investors seeking a straightforward, income-producing asset and a strong addition to a rental portfolio. Can be purchased individually or as part of a larger investment portfolio.

Key facts

• 5,998 sq ft lot
• Built 1956
• Listed 49 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Asphalt roof
• Construction: Built with brick; Asphalt roof
• Exterior features: Off-street parking

Interior

• Kitchen: Stove; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Resale condition
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$144,199) and the remarks read like a rental — treat the cards below with caution.

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 $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.5% in Liberty — 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 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities 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.
• Zoned schools: South Allegheny El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 578 students, 100% FRL); South Allegheny Ms (math 8% / reading 42%, grade F, #418 of 512 statewide, top 82%, 313 students, 100% FRL); South Allegheny Hs (math 37% / reading 24%, grade F, #344 of 437 statewide, top 79%, 484 students, 84% FRL) — zoned schools average 94% FRL vs 47% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

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 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 1.26% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 6.6

CMA / ARV

• ARV (median comp): $144,199
• List price: $90,000
• Delta: -37.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2911 Valley St	0.33mi	3/1.0 (+1)	1,073 (+3%)	1mo	$110,000	$103	74
2903 Valley St	0.36mi	3/1.0 (+1)	1,073 (+3%)	11mo	$115,500	$108	64
3209 Jeffrey Dr	0.33mi	3/1.0 (+1)	900 (-14%)	2mo	$73,000	$81	55
616 River Ridge Rd	0.30mi	2/1.0	897 (-14%)	10mo	$130,000	$145	55
605 Hays St	0.56mi	2/1.0	980 (-6%)	13mo	$122,000	$124	53
3236 Overlook Dr	0.48mi	3/2.0 (+1)	1,019 (-2%)	18mo	$90,000	$88	50
2421 Latrobe St	0.59mi	3/2.0 (+1)	1,053 (+1%)	18mo	$122,000	$116	46
2720 C St	0.57mi	3/1.0 (+1)	907 (-13%)	3mo	$115,000	$127	44
2712 E Street	0.53mi	2/1.0	963 (-7%)	23mo	$119,000	$124	44
3212 Monaca Dr	0.63mi	2/2.0	897 (-14%)	21mo	$48,000	$54	26

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 2.30×
• Total profit: $32,733
• Equity at exit: $48,413

10-year hold

• IRR: 21.1%
• Equity multiple: 4.49×
• Total profit: $87,849
• 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: 6.6×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$472
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $226

Break-even live

Break-even rent $850

Max offer price $90,000

Occupancy floor 75%

Sensitivity live

Price	-10% $277	-5% $251	+0% $226	+5% $200	+10% $175
Rent	-10% $136	-5% $181	+0% $226	+5% $271	+10% $315
Rate	-1.0pp $271	-0.5pp $249	base $226	+0.5pp $202	+1.0pp $179

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	25d	1	0.04mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	0d	1	0.84mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	45d	1	1.07mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	45d	1	1.08mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	1.10mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	25d	1	1.32mi
1044 Delaware Ave Glassport, PA	3.0	1.0	1200	$1,350	$1.12	22d	1	1.42mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	45d	1	1.43mi
812 Indiana Ave Unit 1 Glassport, PA	1.0	1.0	800	$695	$0.87	25d	1	1.46mi
505 Olympia Park Plz McKeesport, PA	1.0	1.0	800	$775	$0.97	25d	1	1.48mi
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,395	$1.08	25d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $90,000 Active 49 DOM
2. 2026-06-18
   days on market $90,000 Active 46 DOM
3. 2026-06-17
   days on market $90,000 Active 45 DOM
4. 2026-06-16
   days on market $90,000 Active 44 DOM
5. 2026-06-15
   days on market $90,000 Active 43 DOM
6. 2026-06-13
   days on market $90,000 Active 41 DOM
7. 2026-06-13
   days on market $90,000 Active 40 DOM
8. 2026-06-09
   days on market $90,000 Active 37 DOM
9. 2026-06-08
   days on market $90,000 Active 36 DOM
10. 2026-06-07
    days on market $90,000 Active 35 DOM
11. 2026-06-05
    days on market $90,000 Active 32 DOM
12. 2026-06-03
    days on market $90,000 Active 31 DOM
13. 2026-06-02
    days on market $90,000 Active 30 DOM
14. 2026-06-01
    days on market $90,000 Active 29 DOM
15. 2026-05-31
    days on market $90,000 Active 28 DOM
16. 2026-05-03
    listed $90,000 Active 478-char remark
17. 2002-02-20
    soldstatus $205,000
18. 1991-01-15
    soldstatus $24,000

ⓘ 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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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 ≥97°F today · 18 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: $13,631
• − Mortgage interest: −$5,041
• − Property taxes: −$1,946
• − Insurance: −$450
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,618
• Taxable income: $1,394
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,374/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 — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,139
• 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

+275.0% since first listed

3 events — show timeline

• 2026-05-03 Listed $90,000 West Penn MLS
• 2002-02-20 Sold (Public Records) $205,000 Public Records
• 1991-01-15 Sold (Public Records) $24,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $1,946 · +6.0% YoY. Source: county tax records.