3504 Bevan Rd · White Oak, PA 15137

$114,500

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 108 Days on market

Built 1959 9,461 sqft lot $117/sqft · 6% below area Est $122k · 6% under

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Why this score? — see what drove the C 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 +22.4/30.0
• ARV discount +10.3/15.0
• DSCR +7.2/10.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath ranch in the heart of North Versailles—a home full of warmth, character, and opportunity. Inside, you’ll find brand-new wall-to-wall carpeting that brings a soft, comfortable feel throughout the living spaces, creating a clean and welcoming canvas ready for your personal touch. The bathroom has been refreshed with new flooring, adding a bright and practical update to the home’s classic layout. Each bedroom offers comfortable space and natural light, making them perfect for restful retreats, guest rooms, or a home office. Just off the rear of the home, a closed-in porch provides a cozy bonus area—ideal for morning coffee, quiet evenings, or a relaxing spot to enjoy the changing seasons while staying sheltered from the elements. Out front, convenient off-street parking for one vehicle adds everyday practicality. With its single-level living, recent flooring updates, and charming enclosed porch, this North Versailles ranch is a wonderful opportunity to create a home that reflects your style while enjoying the comfort of a well-loved space.

Key facts

• Off street parking
• Closed in porch
• New flooring

Tags

• WALL TO WALL CARPETING
• NEW FLOORING
• CLOSED IN PORCH
• OFF STREET PARKING
• SINGLE LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.1% in White Oak — 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 77/100 on livability (#339 in PA, #2,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities D-, commute F.
• 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $114k implies a 409% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,195 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.13% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (median comp): $122,028
• List price: $114,500
• Delta: -6.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 Naysmith Rd	0.37mi	2/1.0 (-1)	972 (-0%)	9mo	$136,000	$140	70
505 Naysmith Rd	0.20mi	3/1.0	900 (-8%)	10mo	$125,000	$139	69
3247 Turner St	0.30mi	3/2.5	1,014 (+4%)	7mo	$127,000	$125	68
600 New Jersey St	0.47mi	2/1.5 (-1)	1,020 (+5%)	9mo	$32,000	$31	56
615 Lynda Ln	0.70mi	2/1.5 (-1)	940 (-4%)	8mo	$119,900	$128	48
1102 Vermont Ave	0.69mi	2/1.0 (-1)	917 (-6%)	8mo	$139,000	$152	47
313 Delaware Ave	0.71mi	2/1.0 (-1)	1,060 (+9%)	2mo	$125,000	$118	46
334 James St	0.72mi	3/1.0	885 (-9%)	7mo	$150,000	$169	45
511 Oakhurst Ave	0.54mi	2/1.0 (-1)	850 (-13%)	10mo	$110,000	$129	40
113 Robin St	0.69mi	2/1.0 (-1)	1,104 (+13%)	7mo	$118,500	$107	35
15 Allen Way	0.75mi	2/1.0 (-1)	1,119 (+15%)	3mo	$37,000	$33	33
211 Park Way	0.66mi	2/1.0 (-1)	1,119 (+15%)	8mo	$85,000	$76	33

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,396
• Equity at exit: $17,072

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $10,211
• Equity at exit: $9,900

Cash invested: $32,060 (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: $1,295 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $190

Break-even live

Break-even rent $1,055

Max offer price $114,500

Occupancy floor 80%

Sensitivity live

Price	-10% $255	-5% $223	+0% $190	+5% $158	+10% $125
Rent	-10% $88	-5% $139	+0% $190	+5% $241	+10% $293
Rate	-1.0pp $248	-0.5pp $219	base $190	+0.5pp $161	+1.0pp $130

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 E Pittsburgh McKeesport Blvd Unit 1 North Versailles Township, PA	2.0	1.0	663	$950	$1.43	25d	1	0.69mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	13d	1	1.27mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	45d	1	1.41mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	45d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $114,500 Active 108 DOM
2. 2026-06-18
   days on market $114,500 Active 105 DOM
3. 2026-06-17
   days on market $114,500 Active 104 DOM
4. 2026-06-16
   days on market $114,500 Active 103 DOM
5. 2026-06-15
   days on market $114,500 Active 102 DOM
6. 2026-06-13
   days on market $114,500 Active 100 DOM
7. 2026-06-09
   days on market $114,500 Active 96 DOM
8. 2026-06-08
   days on market $114,500 Active 95 DOM
9. 2026-06-07
   days on market $114,500 Active 94 DOM
10. 2026-06-03
    days on market $114,500 Active 90 DOM
11. 2026-06-02
    days on market $114,500 Active 89 DOM
12. 2026-06-01
    days on market $114,500 Active 88 DOM
13. 2026-05-31
    days on market $114,500 Active 87 DOM
14. 2026-05-15
    price $114,500 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to this charming 3-bedroom, 1-bath ranch in the heart of North Versailles—a home full of warmth, character, and opportunity. Inside, you’ll find brand-new wall-to-wall carpeting that brings a soft, comfortable feel throughout the living spaces, creating a clean and welcoming canvas ready for your personal touch. The bathroom has been refreshed with new flooring, adding a bright and practical update to the home’s classic layout. Each bedroom offers comfortable space and natural light, making them perfect for restful retreats, guest rooms, or a home office. Just off the rear of the home, a closed-in porch provides a cozy bonus area—ideal for morning coffee, quiet evenings, or a relaxing spot to enjoy the changing seasons while staying sheltered from the elements. Out front, convenient off-street parking for one vehicle adds everyday practicality. With its single-level living, recent flooring updates, and charming enclosed porch, this North Versailles ranch is a wonderful opportunity to create a home that reflects your style while enjoying the comfort of a well-loved space.

15. 2026-04-09
    price $119,500 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to this charming 3-bedroom, 1-bath ranch in the heart of North Versailles—a home full of warmth, character, and opportunity. Inside, you’ll find brand-new wall-to-wall carpeting that brings a soft, comfortable feel throughout the living spaces, creating a clean and welcoming canvas ready for your personal touch. The bathroom has been refreshed with new flooring, adding a bright and practical update to the home’s classic layout. Each bedroom offers comfortable space and natural light, making them perfect for restful retreats, guest rooms, or a home office. Just off the rear of the home, a closed-in porch provides a cozy bonus area—ideal for morning coffee, quiet evenings, or a relaxing spot to enjoy the changing seasons while staying sheltered from the elements. Out front, convenient off-street parking for one vehicle adds everyday practicality. With its single-level living, recent flooring updates, and charming enclosed porch, this North Versailles ranch is a wonderful opportunity to create a home that reflects your style while enjoying the comfort of a well-loved space.

16. 2026-03-05
    listed $125,000 Active 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to this charming 3-bedroom, 1-bath ranch in the heart of North Versailles—a home full of warmth, character, and opportunity. Inside, you’ll find brand-new wall-to-wall carpeting that brings a soft, comfortable feel throughout the living spaces, creating a clean and welcoming canvas ready for your personal touch. The bathroom has been refreshed with new flooring, adding a bright and practical update to the home’s classic layout. Each bedroom offers comfortable space and natural light, making them perfect for restful retreats, guest rooms, or a home office. Just off the rear of the home, a closed-in porch provides a cozy bonus area—ideal for morning coffee, quiet evenings, or a relaxing spot to enjoy the changing seasons while staying sheltered from the elements. Out front, convenient off-street parking for one vehicle adds everyday practicality. With its single-level living, recent flooring updates, and charming enclosed porch, this North Versailles ranch is a wonderful opportunity to create a home that reflects your style while enjoying the comfort of a well-loved space.

17. 1988-03-24
    soldstatus $22,500

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,220 · $185/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 6 d/yr ≥96°F today · 15 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: $15,544
• − Mortgage interest: −$6,414
• − Property taxes: −$2,220
• − Insurance: −$572
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,331
• Taxable income: $520
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,157/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 — White Oak

• Score: 77/100
• State rank: #339
• US rank: #2982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 8,451
• 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

+408.9% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $114,500 West Penn MLS
• 2026-04-09 Price Changed $119,500 West Penn MLS
• 2026-03-05 Listed $125,000 West Penn MLS
• 1988-03-24 Sold (Public Records) $22,500 Public Records

Property tax history

+3.5%/yr

Latest (2026): $2,220 · +0.0% YoY. Source: county tax records.