402 Oakhurst Ave · North Versailles, PA 15137

$89,000

2 bd · 2.0 ba · 660 sqft · SingleFamily public records · 21 Days on market

Built 1950 9,326 sqft lot Est $77k · 15% over

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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 +19.6/30.0
• 1% rule +6.2/10.0
• DSCR +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained perfect starter or down sizer home conveniently located near Rt. 30. Champion waterproofing system with a lifetime warranty. New furnace and chimney liner, roof and siding 2016. Oak kitchen cabinets, 2 full bathrooms, hardwood under carpet. Glass block windows and generous storage space in basement with a bonus room that could be used as an office. Side deck leads to a small fenced rear yard.

Key facts

• Extra storage space
• Integral garage
• Side deck

Tags

• OPEN LAYOUT
• COVERED ENTRY
• SIDE DECK
• INTEGRAL GARAGE
• EXTRA STORAGE SPACE
• CLOSE TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Attached garage; Built-in parking
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Exterior features: Lot approximately 0.214 acres; Resale property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas)
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $89k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.12% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $77,220
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Cedarhurst Dr	0.29mi	2/1.0	660 (0%)	1mo	$165,000	$250	82
419 Ault St	0.19mi	2/1.0	621 (-6%)	15mo	$53,000	$85	64
819 Leech St	0.75mi	1/1.5 (-1)	748 (+13%)	2mo	$87,500	$117	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-7,845
• Equity at exit: $13,270

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $1,800
• Equity at exit: $7,695

Cash invested: $24,920 (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 15137

• Home prices YoY: -9.2%
• Active inventory: 31
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$467
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $102

Break-even live

Break-even rent $869

Max offer price $89,000

Occupancy floor 85%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 E Pittsburgh McKeesport Blvd Unit 3 North Versailles Township, PA	1.0	1.0	553	$800	$1.45	43d	1	0.26mi
510 E Pittsburgh McKeesport Blvd Unit 1 North Versailles Township, PA	2.0	1.0	663	$950	$1.43	23d	1	0.26mi
500 Della Dr North Versailles, PA	1.0	1.0	500	$850	$1.70	43d	10	1.45mi
930 Punta Gorda Ave Unit 1 East McKeesport, PA	1.0	1.0	700	$750	$1.07	2d	1	1.47mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	14d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $89,000 Active 21 DOM
2. 2026-06-17
   days on market $89,000 Active 20 DOM
3. 2026-06-16
   pricedays on market $89,000 Active 19 DOM
4. 2026-06-15
   days on market $94,900 Active 18 DOM
5. 2026-06-13
   pricedays on market $94,900 Active 16 DOM
6. 2026-06-09
   days on market $99,000 Active 12 DOM
7. 2026-06-08
   days on market $99,000 Active 11 DOM
8. 2026-06-07
   days on market $99,000 Active 10 DOM
9. 2026-06-03
   days on market $99,000 Active 6 DOM
10. 2026-06-02
    days on market $99,000 Active 5 DOM
11. 2026-06-01
    days on market $99,000 Active 4 DOM
12. 2026-05-31
    days on market $99,000 Active 3 DOM
13. 2026-05-28
    listed $99,000 Active
14. 2019-06-24
    soldstatus $57,000
15. 2019-06-21
    soldstatus $57,000 Sold 416-char remark

    Show marketing remark (416 chars)

    Very well maintained perfect starter or down sizer home conveniently located near Rt. 30. Champion waterproofing system with a lifetime warranty. New furnace and chimney liner, roof and siding 2016. Oak kitchen cabinets, 2 full bathrooms, hardwood under carpet. Glass block windows and generous storage space in basement with a bonus room that could be used as an office. Side deck leads to a small fenced rear yard.

16. 2019-05-29
    status Under Contract 416-char remark

    Show marketing remark (416 chars)

    Very well maintained perfect starter or down sizer home conveniently located near Rt. 30. Champion waterproofing system with a lifetime warranty. New furnace and chimney liner, roof and siding 2016. Oak kitchen cabinets, 2 full bathrooms, hardwood under carpet. Glass block windows and generous storage space in basement with a bonus room that could be used as an office. Side deck leads to a small fenced rear yard.

17. 2019-05-16
    historical Contingent 416-char remark

    Show marketing remark (416 chars)

    Very well maintained perfect starter or down sizer home conveniently located near Rt. 30. Champion waterproofing system with a lifetime warranty. New furnace and chimney liner, roof and siding 2016. Oak kitchen cabinets, 2 full bathrooms, hardwood under carpet. Glass block windows and generous storage space in basement with a bonus room that could be used as an office. Side deck leads to a small fenced rear yard.

18. 2019-03-27
    listed $61,000 Active 416-char remark

    Show marketing remark (416 chars)

    Very well maintained perfect starter or down sizer home conveniently located near Rt. 30. Champion waterproofing system with a lifetime warranty. New furnace and chimney liner, roof and siding 2016. Oak kitchen cabinets, 2 full bathrooms, hardwood under carpet. Glass block windows and generous storage space in basement with a bonus room that could be used as an office. Side deck leads to a small fenced rear yard.

ⓘ 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: $2,190 · $183/mo
• Projected year-2 tax: $2,190 · $183/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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,980
• − Mortgage interest: −$4,985
• − Property taxes: −$2,190
• − Insurance: −$445
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,589
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,263/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — North Versailles

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

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 10,043
• Metro: Pittsburgh, PA
• Population (ZIP): 10,043
• Household income: $53,632
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 393.0

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 (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 2% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 97% English-only · Vietnamese 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: ▼ -25.43%
• Current HPI: 252.4089
• 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

+62.3% since first listed

6 events — show timeline

• 2026-05-28 Listed $99,000 West Penn MLS
• 2019-06-24 Sold (Public Records) $57,000 Public Records
• 2019-06-21 Sold (MLS) $57,000 West Penn MLS
• 2019-05-29 Pending — West Penn MLS
• 2019-05-16 Contingent — West Penn MLS
• 2019-03-27 Listed $61,000 West Penn MLS

Property tax history

+3.5%/yr

Latest (2026): $2,190 · +0.0% YoY. Source: county tax records.