642 Irwin St · Wall, PA 15148

$139,900

6 bd · 2.0 ba · 1,872 sqft · MultiFamily public records · 91 Days on market

Built 1902 10,001 sqft lot Est $132k · 6% over ↓ 4% 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 +4.9/15.0
• Appreciation +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Separate electric and gas. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

Key facts

• Covered front porch
• Private decks
• Large yard

Tags

• PRIVATE DECKS
• COVERED FRONT PORCH
• DETACHED GARAGE
• LARGE YARD
• SEPARATE BASEMENTS
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive. Per door: $388/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,405 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, schools 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: 13 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.76%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $132,355
• List price: $139,900
• Delta: 5.70%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.74×
• Total profit: $29,049
• Equity at exit: $23,344

10-year hold

• IRR: 25.7%
• Equity multiple: 3.32×
• Total profit: $90,859
• Equity at exit: $16,407

Cash invested: $39,172 (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 15148

• Home prices YoY: -1.8%
• Active inventory: 13
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$734
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $776

Break-even live

Break-even rent $1,126

Max offer price $139,900

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,108
Total (2 units)			$2,108

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $139,900 Active 91 DOM
2. 2026-06-17
   days on market $139,900 Active 90 DOM
3. 2026-06-16
   days on market $139,900 Active 89 DOM
4. 2026-06-15
   days on market $139,900 Active 88 DOM
5. 2026-06-13
   days on market $139,900 Active 86 DOM
6. 2026-06-09
   days on market $139,900 Active 82 DOM
7. 2026-06-08
   days on market $139,900 Active 81 DOM
8. 2026-06-07
   days on market $139,900 Active 80 DOM
9. 2026-06-03
   days on market $139,900 Active 76 DOM
10. 2026-06-02
    days on market $139,900 Active 75 DOM
11. 2026-06-01
    days on market $139,900 Active 74 DOM
12. 2026-05-31
    days on market $139,900 Active 73 DOM
13. 2026-04-22
    status Active 619-char remark

    Show marketing remark (619 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Separate electric and gas. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

14. 2026-04-03
    status Active 619-char remark

    Show marketing remark (619 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Separate electric and gas. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

15. 2026-03-18
    historical Contingent 619-char remark

    Show marketing remark (619 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Separate electric and gas. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

16. 2026-03-10
    listed $139,900 Active 619-char remark

    Show marketing remark (619 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Separate electric and gas. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

17. 2026-03-09
    historical Expired 592-char remark

    Show marketing remark (592 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

18. 2025-09-08
    status Active 592-char remark

    Show marketing remark (592 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

19. 2025-09-08
    price $139,900 592-char remark

    Show marketing remark (592 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

20. 2025-03-28
    status Active 592-char remark

    Show marketing remark (592 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

21. 2025-03-14
    historical Contingent 592-char remark

    Show marketing remark (592 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

22. 2025-03-10
    listed $145,000 Active 592-char remark

    Show marketing remark (592 chars)

    Pristine condition duplex features two spacious units, each offering 3 bedrooms, a bright living room, and a formal dining room. The kitchens open to private decks, perfect for enjoying the outdoors, while a charming covered front porch adds to the home’s curb appeal. A detached 2-car garage provides ample parking and storage, and the large yard offers plenty of space for outdoor activities. Separate basements. Conveniently located just minutes from Monroeville, this property is ideal for investors or homeowners seeking rental income. Don’t miss this incredible opportunity!

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$519/yr (+$43/mo · 44.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,296
• − Mortgage interest: −$7,837
• − Property taxes: −$1,173
• − Insurance: −$700
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$4,070
• Taxable income: $7,469
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $7,515/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 — Wall

• Score: 61/100
• State rank: #1405
• US rank: #17761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wall, PA
• City population: 2,287
• Population (ZIP): 2,287

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 (71%)
• Race & ethnicity: White 71% Black 25% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 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: ▼ -2.60%
• Current HPI: 138.7635
• 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

-3.5% since first listed

10 events — show timeline

• 2026-04-22 Relisted — West Penn MLS
• 2026-04-03 Relisted — West Penn MLS
• 2026-03-18 Contingent — West Penn MLS
• 2026-03-10 Listed $139,900 West Penn MLS
• 2026-03-09 Delisted — West Penn MLS
• 2025-09-08 Relisted — West Penn MLS
• 2025-09-08 Price Changed $139,900 West Penn MLS
• 2025-03-28 Relisted — West Penn MLS
• 2025-03-14 Contingent — West Penn MLS
• 2025-03-10 Listed $145,000 West Penn MLS

Property tax history

-3.7%/yr

Latest (2026): $1,173 · +0.0% YoY. Source: county tax records.