601 College Park Dr #4 · Moon, PA 15108

$93,000

1 bd · 1.0 ba · 594 sqft · Condo public records · 58 Days on market

Built 1967 $157/sqft · 6% below area Est $99k · 6% under $249/mo HOA · 21% of rent

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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 +16.8/30.0
• ARV discount +10.0/15.0
• 1% rule +8.0/10.0
• Schools +5.3/10.0
• DSCR +5.2/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal purchase for an investor, young family. Centrally located, Walking distance for shopping, dining and University. Pool is available for a fee, Club house is also available for rental. Pool and Club house are nearby.

Key facts

• Centrally located
• Pool nearby
• Club house nearby

Tags

• CENTRALLY LOCATED
• WALKING DISTANCE FOR SHOPPING
• WALKING DISTANCE FOR DINING
• POOL AVAILABLE FOR A FEE
• POOL NEARBY
• CLUB HOUSE NEARBY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $93k.

Deal economics

• At list price, monthly cash flow is $60 ($721/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 is only 14% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $42k; list at $93k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $90,210 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 6.4

CMA / ARV

• ARV (median comp): $98,532
• List price: $93,000
• Delta: -5.61%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-9,680
• Equity at exit: $13,867

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $3,040
• Equity at exit: $8,041

Cash invested: $26,040 (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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$488
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$39
• HOA: −$249
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $60

Break-even live

Break-even rent $1,133

Max offer price $93,000

Occupancy floor 90%

Sensitivity live

Price	-10% $113	-5% $86	+0% $60	+5% $34	+10% $7
Rent	-10% $-35	-5% $12	+0% $60	+5% $108	+10% $156
Rate	-1.0pp $107	-0.5pp $84	base $60	+0.5pp $36	+1.0pp $11

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 College Park Dr #2 Coraopolis, PA	1.0	1.0	594	$1,150	$1.94	13d	1	0.05mi
200 Grant Dr Coraopolis, PA	1.0	1.0	666	$1,325	$1.99	2d	3	0.08mi
1000 College Park Dr #9 Coraopolis, PA	2.0	1.0	741	$1,200	$1.62	15d	1	0.09mi
1200 Landing Ln Moon Twp, PA	1.0–3.0	1.0–2.0	1013	$1,488	$1.47	2d	9	0.38mi
408 Sharon Rd Coraopolis, PA	1.0	1.0	400	$1,030	$2.58	2d	1	0.53mi
243 Moon Clinton Rd Unit 4 Moon Twp, PA	1.0	1.0	450	$835	$1.86	44d	1	0.57mi
916 Beaver Grade Rd Coraopolis, PA	1.0–2.0	1.0–2.0	845	$1,356	$1.60	2d	39	0.70mi
318 Moon Clinton Rd Coraopolis, PA	1.0	1.0	412	$895	$2.17	2d	3	0.83mi

HOA detail condo

• Monthly dues: $249 · $2,988/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $93,000 Active 58 DOM
2. 2026-06-17
   days on market $93,000 Active 57 DOM
3. 2026-06-16
   days on market $93,000 Active 56 DOM
4. 2026-06-15
   days on market $93,000 Active 55 DOM
5. 2026-06-13
   days on market $93,000 Active 53 DOM
6. 2026-06-09
   days on market $93,000 Active 49 DOM
7. 2026-06-08
   days on market $93,000 Active 48 DOM
8. 2026-06-07
   days on market $93,000 Active 47 DOM
9. 2026-06-05
   days on market $93,000 Active 44 DOM
10. 2026-06-03
    days on market $93,000 Active 43 DOM
11. 2026-06-02
    days on market $93,000 Active 42 DOM
12. 2026-06-01
    days on market $93,000 Active 41 DOM
13. 2026-05-31
    days on market $93,000 Active 40 DOM
14. 2026-04-18
    listed $93,000 Active 220-char remark

    Show marketing remark (220 chars)

    Ideal purchase for an investor, young family. Centrally located, Walking distance for shopping, dining and University. Pool is available for a fee, Club house is also available for rental. Pool and Club house are nearby.

15. 2025-03-25
    listed $97,500 Active 187-char remark

    Show marketing remark (187 chars)

    Pool is available for a fee. Clubhouse is also available for rent. Great location of Garden Apartments. Main floor unit. Pool and Club house are nearby. Close to restaurants and shopping.

16. 2004-09-14
    soldstatus $42,000
17. 2004-09-07
    soldstatus $42,000
18. 2004-04-22
    listed $44,000

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$17/yr (+$1/mo · 1.2%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,510
• − Mortgage interest: −$5,209
• − Property taxes: −$1,436
• − Insurance: −$465
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − HOA: −$2,988
• − Depreciation: −$2,705
• Taxable loss: −$616
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $869/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: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — Moon

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

Census & demographics

• Census place: Carnot-Moon, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

+111.4% since first listed

5 events — show timeline

• 2026-04-18 Listed $93,000 West Penn MLS
• 2025-03-25 Listed $97,500 West Penn MLS
• 2004-09-14 Sold (Public Records) $42,000 Public Records
• 2004-09-07 Sold (MLS) $42,000 West Penn MLS
• 2004-04-22 Listed $44,000 West Penn MLS

Property tax history

+2.9%/yr

Latest (2026): $1,436 · +6.8% YoY. Source: county tax records.