448 Union Ave · Ingram, PA 15205

$99,900

6 bd · 1.0 ba · 2,234 sqft · SingleFamily public records · 40 Days on market

Built 1920 5,749 sqft lot $45/sqft · 50% below area Est $199k · 50% under ↓ 16% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Potential. Possibilities. Projects. Partner… this one’s got all the ingredients. Welcome to 448 Union Ave — a classic Pittsburgh home sitting on a nice lot with off-street parking, a covered front porch, and tons of opportunity for the right buyer with vision. Whether you’re looking for your next flip, rental property, BRRRR, or a house to slowly bring back to life over time… this could be the one. Inside, you’ll find original character throughout including tall ceilings, oversized rooms, wood stair details, and a traditional layout with multiple living spaces. The home offers generous square footage across several levels, including additional finished

Key facts

• Covered front porch
• Off street parking
• Original character

Tags

• OFF STREET PARKING
• COVERED FRONT PORCH
• ORIGINAL CHARACTER
• MULTIPLE LIVING SPACES
• FINISHED ATTIC SPACE
• LONG DRIVEWAY PARKING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story frame home; Resale property; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: Off-street parking

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#126 in PA, #985 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D.
• Montour SD (suburban): math 62% / reading 75% proficiency, ranked #29 of 539 in PA (top 5%) — 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 rising (+3.4%/yr); 65 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 35% of the median local income ($71k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 17.32%
• Cash-on-cash: 39.39%
• DSCR: 2.75
• GRM: 4.0

CMA / ARV

• ARV (median comp): $199,238
• List price: $99,900
• Delta: -49.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Vancouver Ave	0.22mi	5/2.0 (-1)	2,297 (+3%)	2mo	$325,000	$141	74
49 Sampson Ave	0.50mi	5/1.0 (-1)	2,112 (-6%)	8mo	$140,000	$66	56
1547 Clairtonica St	0.43mi	7/3.0 (+1)	2,430 (+9%)	4mo	$78,500	$32	49
1882 Noblestown Rd	0.74mi	5/2.5 (-1)	2,220 (-1%)	14mo	$300,000	$135	42

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 2.54×
• Total profit: $43,193
• Equity at exit: $14,895

10-year hold

• IRR: 43.1%
• Equity multiple: 5.17×
• Total profit: $116,621
• 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 15205

• Home prices YoY: -30.7%
• Rents YoY: 3.4%
• Active inventory: 65
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $918

Break-even live

Break-even rent $920

Max offer price $99,900

Occupancy floor 51%

Sensitivity live

Price	-10% $975	-5% $947	+0% $918	+5% $890	+10% $862
Rent	-10% $754	-5% $836	+0% $918	+5% $1,001	+10% $1,083
Rate	-1.0pp $969	-0.5pp $944	base $918	+0.5pp $892	+1.0pp $866

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: —

Listing history 15 events

1. 2026-06-21
   days on market $99,900 Active 40 DOM
2. 2026-06-18
   days on market $99,900 Active 37 DOM
3. 2026-06-17
   days on market $99,900 Active 36 DOM
4. 2026-06-16
   days on market $99,900 Active 35 DOM
5. 2026-06-15
   days on market $99,900 Active 34 DOM
6. 2026-06-13
   days on market $99,900 Active 32 DOM
7. 2026-06-13
   days on market $99,900 Active 31 DOM
8. 2026-06-09
   days on market $99,900 Active 28 DOM
9. 2026-06-08
   days on market $99,900 Active 27 DOM
10. 2026-06-07
    days on market $99,900 Active 26 DOM
11. 2026-06-03
    days on market $99,900 Active 22 DOM
12. 2026-06-02
    days on market $99,900 Active 21 DOM
13. 2026-06-01
    days on market $99,900 Active 20 DOM
14. 2026-05-31
    days on market $99,900 Active 19 DOM
15. 2026-05-12
    listed $119,000 Active 1226-char remark

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $1,937 · $161/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 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $24,990
• − Mortgage interest: −$5,596
• − Property taxes: −$1,937
• − Insurance: −$500
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$2,906
• Taxable income: $10,053
• Est. tax owed @ 24.0%: −$2,413
• After-tax cash flow: $8,607/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: Montour SD
• NCES district ID: 4215720
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 75% ▼ -6.00%
• Median HH income: $66,512
• Composite: 59.65/100
• National rank: #904
• State rank: #29 of 539 in PA

Livability — Ingram

• Score: 83/100
• State rank: #126
• US rank: #985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ingram, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 24,060
• Household income: $70,991
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1334.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 5% Asian 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 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: ▼ -109.16%
• Current HPI: 246.4018
• Rent YoY: ▲ 3.40%
• 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

-16.1% since first listed

3 events — show timeline

• 2026-05-27 Price Changed $99,900 West Penn MLS
• 2026-05-19 Price Changed $114,900 West Penn MLS
• 2026-05-12 Listed $119,000 West Penn MLS

Property tax history

-1.2%/yr

Latest (2026): $1,937 · +0.0% YoY. Source: county tax records.