521 Grant St · Duquesne, PA 15110

$99,900

2 bd · 1.0 ba · — sqft · MultiFamily · 115 Days on market

Poor condition Est $83k · 21% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +2.1/10.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fantastic investment opportunity. Main floor previously rented as a pizza shop $1000 per month. Equipment included. Upper level in need of total rehab but has tons of potential for a 2-3 bedroom apartment. Exposed brick. Located on a main street with high traffic count! On bus line. New roof 2019. Trusses and walls "re-bricked", pointed.

Key facts

• Exposed brick
• New roof
• Listed 115 days

Tags

• INVESTMENT OPPORTUNITY
• EXPOSED BRICK
• NEW ROOF
• TRUSSES AND WALLS RE-BRICKED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#927 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Duquesne City SD (suburban): math 10% / reading 15% proficiency, ranked #611 of 658 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $82,684
• List price: $99,900
• Delta: 20.82%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $9,840
• Equity at exit: $14,895

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $42,141
• Equity at exit: $8,638

Cash invested: $27,972 (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 15110

• Home prices YoY: -4.0%
• Active inventory: 19
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $408

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $477	-5% $443	+0% $408	+5% $374	+10% $339
Rent	-10% $298	-5% $353	+0% $408	+5% $463	+10% $518
Rate	-1.0pp $459	-0.5pp $434	base $408	+0.5pp $382	+1.0pp $356

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 S 6th St Duquesne, PA	3.0	1.0	2100	$1,675	$0.80	24d	1	0.13mi
19 S 6th St Duquesne, PA	3.0	1.0	—	$1,675	—	44d	1	0.13mi
201 S 4th St Duquesne, PA	3.0	1.0	1200	$1,385	$1.15	44d	1	0.22mi
207 Auriles St Duquesne, PA	2.0	1.0	950	$950	$1.00	44d	1	0.33mi
129 Union St Unit 129 1/2 Duquesne, PA	2.0	1.0	—	$950	—	8d	1	0.49mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	44d	1	0.53mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	24d	1	0.61mi
951 High St Duquesne, PA	3.0	1.5	—	$1,175	—	44d	1	0.66mi
1007 Wool St Duquesne, PA	2.0	1.0	—	$1,100	—	44d	1	0.73mi
800 Richford St Duquesne, PA	3.0	1.0	1300	$1,600	$1.23	24d	1	0.75mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	15d	1	0.82mi
812 Westbury Rd Unit B North Versailles, PA	2.0	1.0	1800	$1,100	$0.61	44d	1	0.83mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	44d	1	0.85mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	4d	1	0.93mi
412 Ford St West Mifflin, PA	3.0	1.0	—	$1,475	—	5d	1	0.93mi
715 Grant Avenue Ext West Mifflin, PA	3.0	2.0	1400	$1,450	$1.04	8d	1	0.98mi
1607 Girard Ave North Versailles, PA	3.0	2.0	1400	$1,595	$1.14	24d	1	1.01mi
510 E Pittsburgh McKeesport Blvd Unit 1 North Versailles Township, PA	2.0	1.0	663	$950	$1.43	24d	1	1.04mi
510 E Pittsburgh McKeesport Blvd Unit 3 North Versailles Township, PA	1.0	1.0	553	$800	$1.45	44d	1	1.05mi
1704 Anna Ave West Mifflin, PA	2.0	1.5	1160	$1,395	$1.20	24d	1	1.08mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	44d	1	1.12mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	44d	1	1.36mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	44d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 115 DOM
2. 2026-06-17
   days on market $99,900 Active 114 DOM
3. 2026-06-16
   days on market $99,900 Active 113 DOM
4. 2026-06-15
   days on market $99,900 Active 112 DOM
5. 2026-06-13
   days on market $99,900 Active 110 DOM
6. 2026-06-09
   days on market $99,900 Active 106 DOM
7. 2026-06-08
   days on market $99,900 Active 105 DOM
8. 2026-06-07
   days on market $99,900 Active 104 DOM
9. 2026-06-05
   days on market $99,900 Active 101 DOM
10. 2026-06-03
    days on market $99,900 Active 100 DOM
11. 2026-06-02
    days on market $99,900 Active 99 DOM
12. 2026-06-01
    days on market $99,900 Active 98 DOM
13. 2026-05-31
    days on market $99,900 Active 97 DOM
14. 2026-02-23
    listed $99,900 Active 349-char remark

    Show marketing remark (349 chars)

    Fantastic investment opportunity. Main floor previously rented as a pizza shop $1000 per month. Equipment included. Upper level in need of total rehab but has tons of potential for a 2-3 bedroom apartment. Exposed brick. Located on a main street with high traffic count! On bus line. New roof 2019. Trusses and walls "re-bricked", pointed.

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

Taxation est. · year 1

• Rental income: $16,689
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,906
• Taxable income: $3,519
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $4,055/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 rehabilitation, including structural repairs and updates to the roof, flooring, and interior. It has significant potential for a 2-3 bedroom apartment, but the current state is not suitable for habitation.

Repairs flagged

• Major Exposed brick — Structural damage
• Major Exposed framing — Structural damage
• Major Missing fixtures — Safety hazard
• Major Worn flooring — Safety hazard

Value-add opportunities

• Both New roof — Improves safety and appearance
• Both Rehabilitation of exposed brick and framing — Improves structural integrity and appearance
• Both New fixtures and paint — Improves safety and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed brick · Structural damage	Major	$15,000–50,000
Exposed framing · Structural damage	Major	$15,000–50,000
Missing fixtures · Safety hazard	Major	$15,000–50,000
Worn flooring · Safety hazard	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New roof — Improves safety and appearance ↑
• Both Rehabilitation of exposed brick and framing — Improves structural integrity and appearance ↑
• Both New fixtures and paint — Improves safety and appearance ↑

ⓘ 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: Duquesne City SD
• NCES district ID: 4208010
• Math proficiency: 10% ▲ 4.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $24,173
• Composite: 12.77/100
• National rank: #14546
• State rank: #611 of 658 in PA

Livability — Duquesne

• Score: 68/100
• State rank: #927
• US rank: #10089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duquesne, PA
• City population: 5,186
• Population (ZIP): 5,186

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 16% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovene 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -5.75%
• Current HPI: 138.4974
• 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

1 event — show timeline

• 2026-02-23 Listed $99,900 West Penn MLS