909 Mclaughlin Run Rd · Bridgeville, PA 15017

$149,900

4 bd · 2.0 ba · — sqft · MultiFamily · 339 Days on market

Built 1960 Poor condition 0.45 ac lot ↓ 6% 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
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• 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

Side by side duplex! Separate meters on all utilities! Mixed Use Zoning. Zoned Mixed Use! Investment Opportunity! Opportunity to make it your own style!

Key facts

• Side by side duplex
• Mixed use zoning
• Separate meters

Tags

• SIDE BY SIDE DUPLEX
• SEPARATE METERS
• MIXED USE ZONING
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive. Per door: $202/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.5% in Bridgeville — 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 80/100 on livability (#199 in PA, #1,745 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities A; Watch: employment C-, commute F.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 33% of the median local income ($87k/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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are B-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?
10. 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.
11. 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.
12. 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: 1.61% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.73%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Mclaughlin Run Rd	0.02mi	4/3.0	—	6mo	$301,000	—	78
615 Chestnut St	0.13mi	5/2.0 (+1)	—	9mo	$225,000	—	69
725 Chartiers St	0.26mi	4/3.0	—	18mo	$200,000	—	56
221 Ramsey Ave	0.61mi	4/2.0	—	5mo	$170,000	—	55
534-536 Station St	0.24mi	5/3.0 (+1)	—	17mo	$344,900	—	53
440 Chess St	0.53mi	3/2.0 (-1)	—	14mo	$196,000	—	47
338 Prestley Rd	0.59mi	3/2.0 (-1)	—	10mo	$197,500	—	46

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,785
• Equity at exit: $22,351

10-year hold

• IRR: 10.9%
• Equity multiple: 1.86×
• Total profit: $36,017
• Equity at exit: $12,961

Cash invested: $41,972 (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 15017

• Home prices YoY: -31.8%
• Active inventory: 69
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $404

Break-even live

Break-even rent $1,894

Max offer price $149,900

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,406
Total (2 units)			$2,406

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Liberty St Bridgeville, PA	3.0	2.0	1200	$1,550	$1.29	44d	1	0.38mi
710 Locust St #708 Bridgeville, PA	3.0	1.0	—	$1,500	—	44d	1	0.55mi
1313 Star Ridge Dr Pittsburgh, PA	3.0	2.5	1693	$3,200	$1.89	1d	1	1.16mi
1477 Cook School Rd Pittsburgh, PA	3.0	2.0	1300	$5,000	$3.85	44d	1	1.17mi
2200 Alpha Dr Bridgeville, PA	1.0–3.0	1.0–2.0	1016	$2,822	$2.78	2d	30	1.39mi

Listing history 3 events

1. 2026-05-31
   days on market $149,900 Active 339 DOM
2. 2025-11-01
   price $149,900 156-char remark

   Show marketing remark (156 chars)

   Side by side duplex! Separate meters on all utilities! Mixed Use Zoning. Zoned Mixed Use! Investment Opportunity! Opportunity to make it your own style!

3. 2025-06-25
   listed $160,000 Active 156-char remark

   Show marketing remark (156 chars)

   Side by side duplex! Separate meters on all utilities! Mixed Use Zoning. Zoned Mixed Use! Investment Opportunity! Opportunity to make it your own style!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,872
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$6,274
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$4,361
• Taxable income: $2,972
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $4,139/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant structural and exterior work is needed, along with interior updates to the kitchen and bathrooms. The property has potential for substantial value increase with proper renovations.

Repairs flagged

• Major Kitchen cabinets — Damaged and need replacement.
• Major Countertops — Missing and need replacement.
• Major Appliances — Outdated and need replacement.
• Major Bathroom fixtures — Missing and need replacement.
• Major Exterior siding — Peeling and need repainting or replacement.
• Major Flooring — Damaged and need replacement.
• Major Paint — Peeling and need repainting.
• Major Windows — Peeling and need repainting or replacement.
• Major HVAC system — No visible issues, but may need replacement or repair.
• Major Landscaping — Overgrown and need trimming and planting.
• Major Foundation — Structural damage may need repair or replacement.
• Major Structural repairs — Significant damage to the structure needs repair or replacement.

Value-add opportunities

• Both Kitchen renovation — Modern kitchen with updated appliances would attract buyers and renters.
• Both Bathroom renovation — Modern bathrooms with updated fixtures would attract buyers and renters.
• Both Exterior painting and landscaping — Fresh paint and well-maintained landscaping would improve curb appeal and attract buyers and renters.
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, attracting buyers and renters.
• Both Structural repairs — Repairing structural damage would ensure the property is safe and attractive to buyers and renters.
• Both Flooring replacement — New flooring would improve the living areas and attract buyers and renters.
• Both Painting — Fresh paint would improve the appearance of the interior and attract buyers and renters.
• Both Window repairs — New windows would improve the appearance and energy efficiency of the property, attracting buyers and renters.
• Both HVAC maintenance — Regular maintenance would ensure the HVAC system is functioning properly and attract buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Damaged and need replacement.	Major	$15,000–50,000
Countertops · Missing and need replacement.	Major	$15,000–50,000
Appliances · Outdated and need replacement.	Major	$15,000–50,000
Bathroom fixtures · Missing and need replacement.	Major	$15,000–50,000
Exterior siding · Peeling and need repainting or replacement.	Major	$15,000–50,000
Flooring · Damaged and need replacement.	Major	$15,000–50,000
Paint · Peeling and need repainting.	Major	$15,000–50,000
Windows · Peeling and need repainting or replacement.	Major	$15,000–50,000
HVAC system · No visible issues, but may need replacement or repair.	Major	$15,000–50,000
Landscaping · Overgrown and need trimming and planting.	Major	$15,000–50,000
Foundation · Structural damage may need repair or replacement.	Major	$15,000–50,000
Structural repairs · Significant damage to the structure needs repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 12 items		$180,000–600,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen with updated appliances would attract buyers and renters. ↑
• Both Bathroom renovation — Modern bathrooms with updated fixtures would attract buyers and renters. ↑
• Both Exterior painting and landscaping — Fresh paint and well-maintained landscaping would improve curb appeal and attract buyers and renters. ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, attracting buyers and renters. ↑
• Both Structural repairs — Repairing structural damage would ensure the property is safe and attractive to buyers and renters. ↑
• Both Flooring replacement — New flooring would improve the living areas and attract buyers and renters. ↑
• Both Painting — Fresh paint would improve the appearance of the interior and attract buyers and renters. ↑
• Both Window repairs — New windows would improve the appearance and energy efficiency of the property, attracting buyers and renters. ↑
• Both HVAC maintenance — Regular maintenance would ensure the HVAC system is functioning properly and attract buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Bridgeville

• Score: 80/100
• State rank: #199
• US rank: #1745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeville, PA
• County: Allegheny County · 1,022,028 people
• City population: 17,782
• Metro: Pittsburgh, PA
• Population (ZIP): 17,782
• Household income: $86,937
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 454.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Chinese 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: ▼ -118.46%
• Current HPI: 254.0465
• 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

-6.3% since first listed

2 events — show timeline

• 2025-11-01 Price Changed $149,900 West Penn MLS
• 2025-06-25 Listed $160,000 West Penn MLS