2726 Mesta St · Bethel Park, PA 15102

$214,000

3 bd · 2.0 ba · 2,024 sqft · MultiFamily public records · 5 Days on market

Built 1935 784 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Great, fully rented, duplex in Bethel Park!! The lower unit is 2 bedrooms with 1.5 baths and the rent is $860 (includes utilities). The upper unit is 2 bedrooms, 1 bath and the rent is $900 (includes utilities). Electric is the only utility that is split. Water and HVAC are same system. Spacious units, large front porch, GREAT location!! Walk to the T!! Appliances included in sale: two refrigerators, two stoves (one electric, one gas) and one dishwasher.

Key facts

• All new flooring
• Bonus 1/2 bath
• Quick access to t

Tags

• ALL NEW FLOORING
• QUICK ACCESS TO T
• LOCAL SHOPPING DINING
• SPACIOUS LIVING AREAS
• BONUS 1/2 BATH
• SEPARATE GAS ELECTRIC METERS

Property features AI

Finance

• Financial info: Unit 1 actual rent: $975; Unit 2 actual rent: $1,075

Exterior

• Parking: Built-in parking; Attached garage (1 parking space total)
• Utilities: Electricity available; Natural gas available; Municipal sewer available; Municipal water available
• Home design: Two-unit property; Zoned R2fam
• Exterior features: Public transportation access

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom and 1 half bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $214k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $507/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $214k).
• Cap rate 12.0% vs local median 3.1% in Bethel Park — 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 85/100 on livability (#70 in PA, #483 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, commute F.
• Bethel Park SD (suburban): math 52% / reading 76% proficiency, ranked #50 of 539 in PA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 35% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $214,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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 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: 1.50% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.30%
• DSCR: 1.90
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.44% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.63×
• Total profit: $38,040
• Equity at exit: $31,908

10-year hold

• IRR: 25.8%
• Equity multiple: 3.53×
• Total profit: $151,451
• Equity at exit: $18,503

Cash invested: $59,920 (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 15102

• Rents YoY: 5.4%
• Active inventory: 91
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,216 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$316 /mo · $3,789/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $1,014

Break-even live

Break-even rent $1,933

Max offer price $214,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,135	-5% $1,074	+0% $1,014	+5% $953	+10% $892
Rent	-10% $759	-5% $886	+0% $1,014	+5% $1,141	+10% $1,268
Rate	-1.0pp $1,121	-0.5pp $1,068	base $1,014	+0.5pp $958	+1.0pp $902

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,216
Total (2 units)			$3,216

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 S Park Rd Bethel Park, PA	2.0	1.0	1428	$1,500	$1.05	8d	1	0.86mi
336 Logan Rd Bethel Park, PA	3.0	2.0	1497	$2,200	$1.47	22d	1	0.98mi
400 Patterson Rd Bethel Park, PA	4.0	2.0	2223	$2,195	$0.99	2d	1	1.39mi

Listing history 6 events

1. 2026-05-23
   listed $214,000 Active
2. 2022-03-06
   price $995
3. 2021-12-17
   soldstatus $170,000
4. 2021-12-15
   soldstatus $170,000 Closed 462-char remark

   Show marketing remark (462 chars)

   Great, fully rented, duplex in Bethel Park!! The lower unit is 2 bedrooms with 1.5 baths and the rent is $860 (includes utilities). The upper unit is 2 bedrooms, 1 bath and the rent is $900 (includes utilities). Electric is the only utility that is split. Water and HVAC are same system. Spacious units, large front porch, GREAT location!! Walk to the T!! Appliances included in sale: two refrigerators, two stoves (one electric, one gas) and one dishwasher.

5. 2021-11-20
   status Pending 462-char remark

   Show marketing remark (462 chars)

   Great, fully rented, duplex in Bethel Park!! The lower unit is 2 bedrooms with 1.5 baths and the rent is $860 (includes utilities). The upper unit is 2 bedrooms, 1 bath and the rent is $900 (includes utilities). Electric is the only utility that is split. Water and HVAC are same system. Spacious units, large front porch, GREAT location!! Walk to the T!! Appliances included in sale: two refrigerators, two stoves (one electric, one gas) and one dishwasher.

6. 2021-11-18
   listed $175,000 Active 462-char remark

   Show marketing remark (462 chars)

   Great, fully rented, duplex in Bethel Park!! The lower unit is 2 bedrooms with 1.5 baths and the rent is $860 (includes utilities). The upper unit is 2 bedrooms, 1 bath and the rent is $900 (includes utilities). Electric is the only utility that is split. Water and HVAC are same system. Spacious units, large front porch, GREAT location!! Walk to the T!! Appliances included in sale: two refrigerators, two stoves (one electric, one gas) and one dishwasher.

ⓘ 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: $3,789 · $316/mo
• Projected year-2 tax: $3,789 · $316/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,592
• − Mortgage interest: −$11,987
• − Property taxes: −$3,789
• − Insurance: −$1,070
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$6,225
• Taxable income: $9,346
• Est. tax owed @ 24.0%: −$2,243
• After-tax cash flow: $9,919/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: Bethel Park SD
• NCES district ID: 4203510
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 76% ▼ -8.00%
• Median HH income: $67,758
• Composite: 56.0/100
• National rank: #1194
• State rank: #50 of 539 in PA

Livability — Bethel Park

• Score: 85/100
• State rank: #70
• US rank: #483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel Park, PA
• County: Allegheny County · 1,022,028 people
• City population: 30,344
• Metro: Pittsburgh, PA
• Population (ZIP): 30,344
• Household income: $108,966
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 581.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Arabic 1% Spanish 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: ▼ -227.97%
• Current HPI: 256.7682
• Rent YoY: ▲ 5.44%
• 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

+22.3% since first listed

6 events — show timeline

• 2026-05-23 Listed $214,000 West Penn MLS
• 2022-03-06 Price Changed $995 RENT.
• 2021-12-17 Sold (Public Records) $170,000 Public Records
• 2021-12-15 Sold (MLS) $170,000 West Penn MLS
• 2021-11-20 Pending — West Penn MLS
• 2021-11-18 Listed $175,000 West Penn MLS

Property tax history

+2.1%/yr

Latest (2026): $3,789 · +5.1% YoY. Source: county tax records.