3819 Grant St Unit A · South Park, PA 15129

$129,900

2 bd · 1.0 ba · 1,128 sqft · Condo public records · 59 Days on market

Built 1910 $115/sqft · 40% below area Est $217k · 40% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.8/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to join a wonderful community! This home sits on a quiet street in South Park. It features 2 large bedrooms and 2 full baths. Enjoy a spacious living area and flexible dining room space. Upstairs holds the two spacious bedrooms. The lower level can be used as a game room or updated to a guest suite. The separate laundry room and walk-out mudroom complete the lower level. Nice sized backyard for kids or pets to run around. Close to several amenities including parks, restaurants and Trolley to downtown Pittsburgh for city commuters! So much potential to make this your personal one-of-a-kind home!

Key facts

• Spacious living area
• Flexible dining room
• Walk-out mudroom

Tags

• SPACIOUS LIVING AREA
• FLEXIBLE DINING ROOM
• GAME ROOM
• GUEST SUITE
• SEPARATE LAUNDRY ROOM
• WALK-OUT MUDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• South Park SD (suburban): math 46% / reading 63% proficiency, ranked #101 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 52 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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 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: 1.25% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.22%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $216,745
• List price: $129,900
• Delta: -40.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.29% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,978
• Equity at exit: $19,369

10-year hold

• IRR: 9.8%
• Equity multiple: 1.67×
• Total profit: $24,391
• Equity at exit: $11,231

Cash invested: $36,372 (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 15129

• Rents YoY: 0.3%
• Active inventory: 52
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$681
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $461

Break-even live

Break-even rent $1,046

Max offer price $129,900

Occupancy floor 67%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Perimeter Blvd South Park, PA	1.0–2.0	1.0–2.0	926	$2,105	$2.27	1d	20	0.31mi
6450 Pleasant St South Park, PA	1.0–2.0	1.0	815	$1,499	$1.84	1d	3	0.67mi
6478 2nd Ave South Park, PA	3.0	2.0	1326	$1,795	$1.35	43d	1	0.76mi
201 Woods Edge Finleyville, PA	3.0	1.5	1500	$1,600	$1.07	7d	1	0.82mi
6301 Broad St South Park, PA	3.0	1.0	816	$1,750	$2.14	43d	1	0.99mi
600 Royal Dr South Park Township, PA	1.0–3.0	1.0	801	$1,362	$1.70	1d	17	1.04mi
7000 Helen St Unit B-24 South Park Township, PA	1.0	1.0	830	$1,199	$1.44	19d	1	1.08mi
7002 Helen St Apt A19 South Park Township, PA	1.0	1.0	830	$1,249	$1.50	17d	1	1.10mi
6129 State Route 88 Finleyville, PA	2.0	2.0	1277	$1,475	$1.16	1d	1	1.25mi
7000 Squires Manor Ln South Park Township, PA	1.0–2.0	1.0	805	$1,455	$1.81	1d	14	1.31mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $129,900 Active 59 DOM
2. 2026-06-17
   days on market $129,900 Active 58 DOM
3. 2026-06-16
   days on market $129,900 Active 57 DOM
4. 2026-06-15
   days on market $129,900 Active 56 DOM
5. 2026-06-13
   days on market $129,900 Active 54 DOM
6. 2026-06-13
   days on market $129,900 Active 53 DOM
7. 2026-06-09
   days on market $129,900 Active 50 DOM
8. 2026-06-08
   days on market $129,900 Active 49 DOM
9. 2026-06-07
   days on market $129,900 Active 48 DOM
10. 2026-06-05
    days on market $129,900 Active 45 DOM
11. 2026-06-03
    days on market $129,900 Active 44 DOM
12. 2026-06-02
    days on market $129,900 Active 43 DOM
13. 2026-06-01
    days on market $129,900 Active 42 DOM
14. 2026-05-31
    days on market $129,900 Active 41 DOM
15. 2026-04-20
    listed $129,900 Active 621-char remark

    Show marketing remark (621 chars)

    Great opportunity to join a wonderful community! This home sits on a quiet street in South Park. It features 2 large bedrooms and 2 full baths. Enjoy a spacious living area and flexible dining room space. Upstairs holds the two spacious bedrooms. The lower level can be used as a game room or updated to a guest suite. The separate laundry room and walk-out mudroom complete the lower level. Nice sized backyard for kids or pets to run around. Close to several amenities including parks, restaurants and Trolley to downtown Pittsburgh for city commuters! So much potential to make this your personal one-of-a-kind home!

16. 2015-06-02
    soldstatus $74,900
17. 2015-05-29
    soldstatus $74,900 Sold 299-char remark

    Show marketing remark (299 chars)

    One half duplex, well maintained and affordable living. Covered front porch, remodeled kitchen (2012), full bath on 1st level, updates include: furnace (2012), a/c (2006), H20 heater (2009), roof, thermo pane windows (2011) (all approx ages). Large finished gameroom and den, loads of storage space.

18. 2015-04-21
    historical Contingent 299-char remark

    Show marketing remark (299 chars)

    One half duplex, well maintained and affordable living. Covered front porch, remodeled kitchen (2012), full bath on 1st level, updates include: furnace (2012), a/c (2006), H20 heater (2009), roof, thermo pane windows (2011) (all approx ages). Large finished gameroom and den, loads of storage space.

19. 2015-04-10
    listed $74,900 Active 299-char remark

    Show marketing remark (299 chars)

    One half duplex, well maintained and affordable living. Covered front porch, remodeled kitchen (2012), full bath on 1st level, updates include: furnace (2012), a/c (2006), H20 heater (2009), roof, thermo pane windows (2011) (all approx ages). Large finished gameroom and den, loads of storage space.

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,573 · $131/mo
• Expected delta: +$480/yr (+$40/mo · 43.9%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,558
• − Mortgage interest: −$7,276
• − Property taxes: −$1,093
• − Insurance: −$650
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,779
• Taxable income: $3,631
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,663/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: South Park SD
• NCES district ID: 4222060
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $66,606
• Composite: 48.04/100
• National rank: #2194
• State rank: #101 of 539 in PA

Livability — South Park

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

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 10,789
• Metro: Pittsburgh, PA
• Population (ZIP): 10,789
• Household income: $99,519
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 269.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Asian 2%
• Common ancestry: Romanian 9% Slovak 3% Serbian 2%
• Foreign-born: 3% · India, Canada, Jamaica
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▼ -151.17%
• Current HPI: 261.5253
• Rent YoY: ▲ 0.29%
• 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

+73.4% since first listed

5 events — show timeline

• 2026-04-20 Listed $129,900 West Penn MLS
• 2015-06-02 Sold (Public Records) $74,900 Public Records
• 2015-05-29 Sold (MLS) $74,900 West Penn MLS
• 2015-04-21 Contingent — West Penn MLS
• 2015-04-10 Listed $74,900 West Penn MLS

Property tax history

+1.7%/yr

Latest (2026): $1,093 · +2.3% YoY. Source: county tax records.