544 E 2nd Ave · Tarentum, PA 15084

$59,900

4 bd · 1.5 ba · 2,546 sqft · SingleFamily public records · 3 Days on market

Built 1895 5,601 sqft lot ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your boat. .. Victorian on double lot, steps from park and boat dock. Gleaming hardwood floors in spacious living/dining areas, large bay windows with an abundance of natural light, and fireplaces (2 of 5) complete these rooms. Nicely updated kitchen with real butcher block island. Updates: central air (5/2015) furnace (2008), H2O (2009), house rewired (2004). Fenced in back yard with hot tub and fresh fruit trees. Finished attic could be additional living space. 3 off street parking spaces in rear.

Key facts

• Fenced yard
• Renovated bathrooms
• Newer roof

Tags

• FENCED YARD
• CORNER LOT
• NEWER ROOF
• RENOVATED BATHROOMS

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: 3 stories; Frame construction; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating
• Interior features: Basement; Hardwood flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 19.5% vs local median 9.6% in Tarentum — 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 79/100 on livability (#240 in PA, #2,066 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities F, employment F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $686 of equity ($414 loan paydown + $272 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $56/mo; built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.48% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.25%
• DSCR: 3.10
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $241,870
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 E 2nd Ave	0.00mi	4/1.5	2,546 (0%)	0mo	$63,333	$25	100
500 2nd Ave	0.11mi	3/1.0 (-1)	2,592 (+2%)	4mo	$16,000	$6	82
542 E 3rd Ave	0.06mi	3/2.0 (-1)	2,250 (-12%)	19mo	$201,000	$89	55
343 E 11th Ave	0.50mi	4/4.0	2,380 (-6%)	3mo	$340,000	$143	53
2516 Kentucky Ct	0.66mi	3/3.5 (-1)	2,436 (-4%)	7mo	$399,900	$164	43
969 Morgan	0.71mi	4/2.5	2,772 (+9%)	14mo	$264,000	$95	36
953 Nevada St	0.71mi	3/2.5 (-1)	2,289 (-10%)	8mo	$259,114	$113	34

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

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.28×
• Total profit: $38,182
• Equity at exit: $18,764

10-year hold

• IRR: 47.6%
• Equity multiple: 6.53×
• Total profit: $92,683
• Equity at exit: $23,681

Cash invested: $16,772 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 39
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $605

Break-even live

Break-even rent $723

Max offer price $59,900

Occupancy floor 54%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   listed $59,900 Active
3. 2015-10-02
   price $96,500 510-char remark

   Show marketing remark (510 chars)

   Bring your boat. .. Victorian on double lot, steps from park and boat dock. Gleaming hardwood floors in spacious living/dining areas, large bay windows with an abundance of natural light, and fireplaces (2 of 5) complete these rooms. Nicely updated kitchen with real butcher block island. Updates: central air (5/2015) furnace (2008), H2O (2009), house rewired (2004). Fenced in back yard with hot tub and fresh fruit trees. Finished attic could be additional living space. 3 off street parking spaces in rear.

4. 2015-10-01
   soldstatus $96,500
5. 2015-09-30
   price $99,400 510-char remark

   Show marketing remark (510 chars)

   Bring your boat. .. Victorian on double lot, steps from park and boat dock. Gleaming hardwood floors in spacious living/dining areas, large bay windows with an abundance of natural light, and fireplaces (2 of 5) complete these rooms. Nicely updated kitchen with real butcher block island. Updates: central air (5/2015) furnace (2008), H2O (2009), house rewired (2004). Fenced in back yard with hot tub and fresh fruit trees. Finished attic could be additional living space. 3 off street parking spaces in rear.

6. 2015-09-30
   soldstatus $96,500 Sold 510-char remark

   Show marketing remark (510 chars)

   Bring your boat. .. Victorian on double lot, steps from park and boat dock. Gleaming hardwood floors in spacious living/dining areas, large bay windows with an abundance of natural light, and fireplaces (2 of 5) complete these rooms. Nicely updated kitchen with real butcher block island. Updates: central air (5/2015) furnace (2008), H2O (2009), house rewired (2004). Fenced in back yard with hot tub and fresh fruit trees. Finished attic could be additional living space. 3 off street parking spaces in rear.

7. 2015-07-22
   historical Contingent 510-char remark

   Show marketing remark (510 chars)

   Bring your boat. .. Victorian on double lot, steps from park and boat dock. Gleaming hardwood floors in spacious living/dining areas, large bay windows with an abundance of natural light, and fireplaces (2 of 5) complete these rooms. Nicely updated kitchen with real butcher block island. Updates: central air (5/2015) furnace (2008), H2O (2009), house rewired (2004). Fenced in back yard with hot tub and fresh fruit trees. Finished attic could be additional living space. 3 off street parking spaces in rear.

8. 2015-07-06
   listed $99,400 Active 510-char remark

   Show marketing remark (510 chars)

   Bring your boat. .. Victorian on double lot, steps from park and boat dock. Gleaming hardwood floors in spacious living/dining areas, large bay windows with an abundance of natural light, and fireplaces (2 of 5) complete these rooms. Nicely updated kitchen with real butcher block island. Updates: central air (5/2015) furnace (2008), H2O (2009), house rewired (2004). Fenced in back yard with hot tub and fresh fruit trees. Finished attic could be additional living space. 3 off street parking spaces in rear.

9. 2004-08-26
   soldstatus $66,500
10. 2004-08-11
    soldstatus $66,500 184-char remark

    Show marketing remark (184 chars)

    Lovely, spacious & clean mansion. Several bay areas. 5 decorative fireplaces (2 wood/ 3 marble), distinctive interior woodwork & trim. Maintenance free exterior-vinyl sided

11. 2004-06-11
    listed $69,900 184-char remark

    Show marketing remark (184 chars)

    Lovely, spacious & clean mansion. Several bay areas. 5 decorative fireplaces (2 wood/ 3 marble), distinctive interior woodwork & trim. Maintenance free exterior-vinyl sided

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $2,115 · $176/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 9/10 Extreme FEMA zone X (shaded) · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,860
• − Mortgage interest: −$3,355
• − Property taxes: −$2,115
• − Insurance: −$966
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$1,743
• Taxable income: $6,823
• Est. tax owed @ 24.0%: −$1,638
• After-tax cash flow: $5,621/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Tarentum

• Score: 79/100
• State rank: #240
• US rank: #2066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarentum, PA
• Population (ZIP): 9,884

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▲ 0.45%
• Current HPI: 230.7532
• Rent YoY: —
• Metro: —
• 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

-14.3% since first listed

11 events — show timeline

• 2026-05-07 Pending — West Penn MLS
• 2026-05-04 Listed $59,900 West Penn MLS
• 2015-10-02 Price Changed $96,500 West Penn MLS
• 2015-10-01 Sold (Public Records) $96,500 Public Records
• 2015-09-30 Sold (MLS) $96,500 West Penn MLS
• 2015-09-30 Price Changed $99,400 West Penn MLS
• 2015-07-22 Contingent — West Penn MLS
• 2015-07-06 Listed $99,400 West Penn MLS
• 2004-08-26 Sold (Public Records) $66,500 Public Records
• 2004-08-11 Sold (MLS) $66,500 West Penn MLS
• 2004-06-11 Listed $69,900 West Penn MLS

Property tax history

+3.6%/yr

Latest (2026): $2,115 · -1.3% YoY. Source: county tax records.