934 Ridge St · Stowe, PA 15136

$112,000

5 bd · 2.0 ba · 1,995 sqft · MultiFamily public records · 37 Days on market

Built 1928

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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
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• 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

Fully Rented Duplex. Great addition to a real estate portfolio. Long Term tenants. Tenants pay Gas & Electric. High cash flow property for investors. Seller can provide cash on cash return pro forma if requested

Key facts

• Built 1928
• Listed 37 days

Property features AI

Finance

• Financial info: Gross income reported: $15,631; Utilities expense reported: $2,792; Insurance expense reported: $980; Current actual rents reported: $625 and $800

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Duplex (2 units)
• Construction: Asphalt roof
• Exterior features: Aluminum siding; Zoned residential

Interior

• Bedrooms: One unit with 1 bedroom; One unit with 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Has basement; Two residential units (duplex)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $112k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $734/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 6.4% in Stowe — 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 75/100 on livability (#441 in PA, #4,019 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sto-Rox SD (suburban): math 4% / reading 18% proficiency, ranked #532 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,798/mo this rent would consume 49% of the median local household income ($69k/yr) (locally 768% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $112k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.50% ✓
• Cap rate: 22.03%
• Cash-on-cash: 56.21%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (median comp): $49,789
• List price: $112,000
• Delta: 124.95%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 3.88×
• Total profit: $90,214
• Equity at exit: $16,700

10-year hold

• IRR: 66.5%
• Equity multiple: 9.50×
• Total profit: $266,413
• Equity at exit: $9,684

Cash invested: $31,360 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$587
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,469

Break-even live

Break-even rent $939

Max offer price $112,000

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,798
Total (2 units)			$2,798

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	23d	1	0.59mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	7d	1	1.05mi

Listing history 18 events

1. 2026-06-18
   days on market $112,000 Active 37 DOM
2. 2026-06-17
   days on market $112,000 Active 36 DOM
3. 2026-06-16
   days on market $112,000 Active 35 DOM
4. 2026-06-15
   days on market $112,000 Active 34 DOM
5. 2026-06-13
   days on market $112,000 Active 32 DOM
6. 2026-06-09
   days on market $112,000 Active 28 DOM
7. 2026-06-08
   days on market $112,000 Active 27 DOM
8. 2026-06-08
   price $112,000 Active 26 DOM
9. 2026-06-07
   days on market $115,000 Active 26 DOM
10. 2026-06-05
    days on market $115,000 Active 23 DOM
11. 2026-06-03
    days on market $115,000 Active 22 DOM
12. 2026-06-02
    days on market $115,000 Active 21 DOM
13. 2026-06-01
    days on market $115,000 Active 20 DOM
14. 2026-05-31
    days on market $115,000 Active 19 DOM
15. 2026-05-12
    listed $115,000 Active 116-char remark
16. 2018-01-16
    soldstatus $39,000
17. 2012-10-05
    soldstatus $26,500
18. 1983-12-09
    soldstatus $13,000

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$240/yr (+$20/mo · 18.6%)

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

Taxation est. · year 1

• Rental income: $33,576
• − Mortgage interest: −$6,274
• − Property taxes: −$1,290
• − Insurance: −$560
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$3,258
• Taxable income: $16,822
• Est. tax owed @ 24.0%: −$4,037
• After-tax cash flow: $13,589/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: Sto-Rox SD
• NCES district ID: 4222830
• Math proficiency: 4% ▼ -5.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $30,268
• Composite: 8.51/100
• National rank: #9904
• State rank: #532 of 539 in PA

Livability — Stowe

• Score: 75/100
• State rank: #441
• US rank: #4019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

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 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

+761.5% since first listed

5 events — show timeline

• 2026-06-07 Price Changed $112,000 West Penn MLS
• 2026-05-12 Listed $115,000 West Penn MLS
• 2018-01-16 Sold (Public Records) $39,000 Public Records
• 2012-10-05 Sold (Public Records) $26,500 Public Records
• 1983-12-09 Sold (Public Records) $13,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,290 · +4.0% YoY. Source: county tax records.