745 Memory Ln · Liberty, PA 15133

$90,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 189 Days on market

Built 1956 Fair condition 5,998 sqft lot $87/sqft · 36% below area Est $140k · 36% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• Appreciation +7.3/10.0
• 1% rule +7.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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 188 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $185 ($2k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.6% 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: 71 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 189 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.20% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 6.9

CMA / ARV

• ARV (median comp): $140,182
• List price: $90,000
• Delta: -35.80%
• 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%)	5mo	$110,000	$103	70
2903 Valley St	0.36mi	3/1.0 (+1)	1,073 (+3%)	15mo	$115,500	$108	60
2802 A St	0.68mi	3/1.5 (+1)	1,092 (+5%)	1mo	$160,000	$147	53
3209 Jeffrey Dr	0.33mi	3/1.0 (+1)	900 (-14%)	7mo	$73,000	$81	52
616 River Ridge Rd	0.30mi	2/1.0	897 (-14%)	15mo	$130,000	$145	51
605 Hays St	0.56mi	2/1.0	980 (-6%)	18mo	$122,000	$124	50
3236 Overlook Dr	0.48mi	3/2.0 (+1)	1,019 (-2%)	22mo	$90,000	$88	47
2421 Latrobe St	0.59mi	3/2.0 (+1)	1,053 (+1%)	23mo	$122,000	$116	42
2720 C St	0.57mi	3/1.0 (+1)	907 (-13%)	8mo	$115,000	$127	40
3320 Orchard Dr	0.68mi	3/2.0 (+1)	910 (-12%)	4mo	$165,000	$181	35

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: 19.4%
• Equity multiple: 2.20×
• Total profit: $30,128
• Equity at exit: $48,413

10-year hold

• IRR: 19.6%
• Equity multiple: 4.26×
• Total profit: $82,223
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 12 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $99,500 ($90/sqft)
• Median days on market: 169 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +49.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15133

• Home prices YoY: 2.1%
• Active inventory: 71
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$472
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $185

Break-even live

Break-even rent $850

Max offer price $90,000

Occupancy floor 78%

Sensitivity live

Price	-10% $236	-5% $210	+0% $185	+5% $159	+10% $134
Rent	-10% $99	-5% $142	+0% $185	+5% $228	+10% $270
Rate	-1.0pp $230	-0.5pp $208	base $185	+0.5pp $161	+1.0pp $138

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	164d	1	0.04mi
125 Delrose Dr McKeesport, PA	1.0	1.0	750	$850	$1.13	23d	1	0.11mi
19 Virginia Dr McKeesport, PA	3.0	1.0	916	$1,500	$1.64	0d	1	0.69mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,300	$1.14	10d	1	0.84mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	184d	1	1.07mi
2918 Walnut St Apt 1 McKeesport, PA	1.0	1.0	740	$750	$1.01	10d	1	1.08mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	184d	1	1.08mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	184d	1	1.10mi
1324 Romine Ave McKeesport, PA	3.0	1.0	1144	$1,600	$1.40	15d	1	1.20mi
429 25th St McKeesport, PA	3.0	1.0	1100	$1,200	$1.09	10d	1	1.22mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$997	$0.71	127d	1	1.32mi
545 Pacific Ave Glassport, PA	2.0	2.0	800	$1,095	$1.37	55d	1	1.38mi
832 Delaware Ave Glassport, PA	2.0	1.0	868	$995	$1.15	10d	1	1.41mi
1044 Delaware Ave Glassport, PA	3.0	1.0	1200	$1,000	$0.83	41d	1	1.42mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	184d	1	1.43mi
1344 Washington Blvd McKeesport, PA	3.0	1.5	1251	$1,795	$1.43	19d	1	1.45mi
812 Indiana Ave Unit 1 Glassport, PA	1.0	1.0	800	$695	$0.87	164d	1	1.46mi
1002 Indiana Ave Glassport, PA	3.0	1.0	1176	$1,150	$0.98	51d	1	1.47mi
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,230	$0.95	2d	1	1.48mi

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-storyBrick constructionAsphalt roof
• Construction: Built with brickAsphalt roof
• Exterior features: Off-street parking

Interior

• Kitchen: StoveRefrigerator
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: Resale condition
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-11-08
   days on market $90,000 Active 189 DOM
2. 2026-11-07
   days on market $90,000 Active 188 DOM
3. 2026-11-06
   days on market $90,000 Active 187 DOM
4. 2026-11-05
   days on market $90,000 Active 186 DOM
5. 2026-11-04
   days on market $90,000 Active 185 DOM
6. 2026-11-02
   days on market $90,000 Active 183 DOM
7. 2026-11-01
   days on market $90,000 Active 182 DOM
8. 2026-10-31
   days on market $90,000 Active 181 DOM
9. 2026-10-30
   days on market $90,000 Active 180 DOM
10. 2026-10-29
    days on market $90,000 Active 179 DOM
11. 2026-10-28
    days on market $90,000 Active 178 DOM
12. 2026-10-27
    days on market $90,000 Active 177 DOM
13. 2026-10-26
    days on market $90,000 Active 176 DOM
14. 2026-10-26
    days on market $90,000 Active 175 DOM
15. 2026-10-24
    days on market $90,000 Active 174 DOM
16. 2026-10-23
    days on market $90,000 Active 173 DOM
17. 2026-10-22
    days on market $90,000 Active 172 DOM
18. 2026-10-21
    days on market $90,000 Active 171 DOM
19. 2026-10-20
    days on market $90,000 Active 170 DOM
20. 2026-10-19
    days on market $90,000 Active 169 DOM
21. 2026-10-18
    days on market $90,000 Active 168 DOM
22. 2026-10-17
    days on market $90,000 Active 167 DOM
23. 2026-10-16
    days on market $90,000 Active 166 DOM
24. 2026-10-15
    days on market $90,000 Active 165 DOM
25. 2026-10-14
    days on market $90,000 Active 164 DOM
26. 2026-10-13
    days on market $90,000 Active 163 DOM
27. 2026-10-12
    days on market $90,000 Active 162 DOM
28. 2026-10-11
    days on market $90,000 Active 161 DOM
29. 2026-10-10
    days on market $90,000 Active 160 DOM
30. 2026-10-09
    days on market $90,000 Active 159 DOM
31. 2026-10-08
    days on market $90,000 Active 158 DOM
32. 2026-10-07
    days on market $90,000 Active 157 DOM
33. 2026-10-06
    days on market $90,000 Active 156 DOM
34. 2026-10-05
    days on market $90,000 Active 155 DOM
35. 2026-10-04
    days on market $90,000 Active 154 DOM
36. 2026-10-03
    days on market $90,000 Active 153 DOM
37. 2026-10-02
    days on market $90,000 Active 152 DOM
38. 2026-10-01
    days on market $90,000 Active 151 DOM
39. 2026-09-30
    days on market $90,000 Active 150 DOM
40. 2026-09-29
    days on market $90,000 Active 149 DOM
41. 2026-09-28
    days on market $90,000 Active 148 DOM
42. 2026-09-27
    days on market $90,000 Active 147 DOM
43. 2026-09-25
    days on market $90,000 Active 145 DOM
44. 2026-09-24
    days on market $90,000 Active 144 DOM
45. 2026-09-23
    days on market $90,000 Active 143 DOM
46. 2026-09-22
    days on market $90,000 Active 142 DOM
47. 2026-09-21
    days on market $90,000 Active 141 DOM
48. 2026-09-20
    days on market $90,000 Active 140 DOM
49. 2026-09-19
    days on market $90,000 Active 139 DOM
50. 2026-09-18
    days on market $90,000 Active 138 DOM

ⓘ 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: $13,009
• − Mortgage interest: −$5,041
• − Property taxes: −$1,946
• − Insurance: −$450
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,618
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,008/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,000–$46,800 screening

The home requires moderate repairs and maintenance, particularly in landscaping and exterior painting, to improve its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Minor Landscaping — Overgrown grass and shrubs
• Moderate Exterior paint — Painted trim shows some wear

Value-add opportunities

• Both Landscaping and exterior painting — Improves curb appeal and rental value ↑
• Both Interior updates — Enhances living space and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 72/100

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 · 1,250,282 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: 2% of renters

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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%

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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%
• Languages at home: 99% English-only · Other Indo-European 1%

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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

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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

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-storyBrick constructionAsphalt roof
• Construction: Built with brickAsphalt roof
• Exterior features: Off-street parking

Interior

• Kitchen: StoveRefrigerator
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: Resale condition
• Laundry & utility: WasherDryer

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.