145 Rivercrest Dr · Carnot-Moon, PA 15108

$109,000

3 bd · 1.5 ba · 1,509 sqft · SingleFamily public records · 4 Days on market

Built 1969 9,356 sqft lot

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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
• Schools +5.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 145 Rivercrest Dr. in Moon Township! This 3 bedroom, 2.5 bathroom home offers solid bones, partial brick construction, and incredible potential for investors, flippers, or buyers looking to build equity. The property features off-street parking with a 2-car integral garage and a spacious interior layout ready for a full cosmetic renovation. Inside, you'll find generously sized living spaces along with a basement that includes laundry hookups and an additional bonus room perfect for extra living space, storage, or a future game room. Major mechanical updates already completed include an updated electrical panel and newer furnace. Please note: foundation repair is needed

Key facts

• Bonus room
• Off-street parking
• 9,356 sq ft lot

Tags

• PARTIAL BRICK CONSTRUCTION
• OFF-STREET PARKING
• SPACIOUS INTERIOR LAYOUT
• BASEMENT WITH LAUNDRY HOOKUPS
• BONUS ROOM
• UPDATED ELECTRICAL PANEL

Property features AI

Exterior

• Parking: Attached garage; Built-in parking
• Utilities: Public water; Public sewer
• Home design: 2-story; Resale property
• Construction: Brick and frame construction; Asphalt roof
• Exterior features: Public transportation access

Interior

• Kitchen: Dishwasher; Stove; Some electric appliances
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Gas cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).

Location & tenants

• Location reads: area grade B — 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; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.08% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.07%
• DSCR: 2.43
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $298,782
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Rivercrest Dr	0.03mi	3/1.5	1,490 (-1%)	8mo	$275,000	$185	90
144 Rivercrest Dr	0.07mi	3/1.5	1,428 (-5%)	9mo	$270,000	$189	80
118 Rivercrest Dr	0.19mi	3/2.5	1,428 (-5%)	2mo	$347,000	$243	76
160 Rivercrest Dr	0.04mi	3/1.0	1,426 (-6%)	20mo	$282,000	$198	70
110 Shadow Ln	0.05mi	3/1.5	1,401 (-7%)	21mo	$290,000	$207	68
301 Chadwick St	0.60mi	4/2.0 (+1)	1,656 (+10%)	9mo	$260,000	$157	41
222 Win Ridge Dr	0.40mi	3/2.0	1,320 (-12%)	23mo	$311,000	$236	40
238 Larue Dr	0.69mi	3/2.0	1,412 (-6%)	22mo	$227,500	$161	37

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.21×
• Total profit: $37,062
• Equity at exit: $16,252

10-year hold

• IRR: 36.8%
• Equity multiple: 4.63×
• Total profit: $110,805
• Equity at exit: $9,424

Cash invested: $30,520 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,268 high
• Mortgage (P&I): −$572
• Tax from tax record: −$359 /mo · $4,305/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $816

Break-even live

Break-even rent $1,235

Max offer price $109,000

Occupancy floor 59%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 Maple Ln Sewickley, PA	3.0	2.5	1714	$2,500	$1.46	1d	1	0.66mi
360 Hemlock Dr Coraopolis, PA	3.0	1.0	1050	$1,250	$1.19	7d	1	0.66mi
114 Westbury Dr Coraopolis, PA	4.0	2.5	1639	$2,450	$1.49	1d	1	0.72mi
327 Chestnut St Sewickley, PA	3.0	1.0	1100	$2,750	$2.50	1d	1	0.86mi
220 Graham St Unit 5/E Sewickley, PA	3.0	1.0	2000	$2,000	$1.00	1d	1	0.88mi
711 Newton Sq Coraopolis, PA	2.0	1.5	1104	$1,695	$1.54	43d	1	0.93mi
206 Orchard Pl Unit 2 Sewickley, PA	2.0	1.0	1361	$1,950	$1.43	2d	1	0.95mi
208 Orchard Pl Unit First Edgeworth, PA	2.0	1.0	1361	$1,950	$1.43	1d	1	0.96mi
518 Broad St Unit 2 Sewickley, PA	3.0	1.0	1200	$2,350	$1.96	43d	1	1.04mi
325 Centennial Ave Sewickley, PA	3.0	2.5	1654	$3,850	$2.33	1d	1	1.09mi
732 Orchard Ter Sewickley, PA	3.0	2.0	2090	$3,300	$1.58	1d	1	1.30mi
911 Nevin Ave Sewickley, PA	4.0	2.0	1536	$2,950	$1.92	10d	1	1.44mi

Listing history 4 events

1. 2026-06-02
   status $109,000 Pending 4 DOM
2. 2026-06-01
   days on market $109,000 Active 4 DOM
3. 2026-05-31
   days on market $109,000 Active 3 DOM
4. 2026-05-27
   listed $109,000 Active

ⓘ 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: $4,305 · $359/mo
• Projected year-2 tax: $4,305 · $359/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 ≥98°F today · 16 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: $27,211
• − Mortgage interest: −$6,106
• − Property taxes: −$4,305
• − Insurance: −$545
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$3,171
• Taxable income: $8,731
• Est. tax owed @ 24.0%: −$2,095
• After-tax cash flow: $7,692/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 — Carnot-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

1 event — show timeline

• 2026-05-27 Listed $109,000 West Penn MLS

Property tax history

+2.7%/yr

Latest (2026): $4,305 · +6.8% YoY. Source: county tax records.