903 Brackenridge Ave · Brackenridge, PA 15014

$39,000

4 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 1 Days on market

Built 1914 5,932 sqft lot ↓ 7% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFUL WELL KEPT LOTS OF ORIGINAL WOODWORK MOTHER IN LAW APARTMENT NEWER FURNACE ENTRY DOOR A MUST SEE

Key facts

• Large dining room
• Brick house
• Sizable backyard

Tags

• BRICK HOUSE
• NEW ROOF
• SPACIOUS LIVING ROOM
• LARGE DINING ROOM
• LOTS OF STORAGE SPACE
• SIZABLE BACKYARD

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Utilities: Public sewer
• Home design: 3 stories; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Public sewer

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Masonry fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).

Location & tenants

• Location reads 74/100 on livability (#510 in PA, #4,660 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, commute A; Watch: schools D, employment D, amenities F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($270 loan paydown + $4k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,000

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.66% ✓
• Cap rate: 32.68%
• Cash-on-cash: 94.25%
• DSCR: 5.19
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $159,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
473 E 7th	0.46mi	3/2.0 (-1)	1,417 (+1%)	4mo	$115,000	$81	69
1040 8th Ave	0.31mi	3/1.5 (-1)	1,368 (-3%)	11mo	$65,000	$48	65
811 Cleveland Ave	0.31mi	3/1.0 (-1)	1,460 (+4%)	10mo	$125,000	$86	62
524 Roup St	0.61mi	3/2.0 (-1)	1,440 (+2%)	2mo	$183,000	$127	61
721 Morgan St	0.25mi	3/1.0 (-1)	1,560 (+11%)	2mo	$44,900	$29	60
1066 Roup Ave	0.45mi	3/2.0 (-1)	1,515 (+8%)	3mo	$148,000	$98	59
1239 9th Ave	0.60mi	3/1.5 (-1)	1,456 (+3%)	5mo	$205,000	$141	56
1138 Union Ave	0.68mi	3/1.5 (-1)	1,392 (-1%)	10mo	$183,000	$131	51
240 Reed St	0.75mi	3/2.0 (-1)	1,398 (-1%)	11mo	$240,000	$172	50
952 Roup Ave	0.39mi	3/1.5 (-1)	1,566 (+11%)	8mo	$169,900	$108	50
1126 Highland St	0.73mi	3/1.5 (-1)	1,440 (+2%)	7mo	$206,500	$143	50
805 Kentucky St	0.43mi	3/1.0 (-1)	1,216 (-14%)	0mo	$138,000	$113	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 97.4%
• Equity multiple: 7.63×
• Total profit: $72,384
• Equity at exit: $35,134

10-year hold

• IRR: 92.6%
• Equity multiple: 16.85×
• Total profit: $173,095
• Equity at exit: $75,768

Cash invested: $10,920 (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 15014

• Home prices YoY: 10.8%
• Active inventory: 10
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $802

Break-even live

Break-even rent $411

Max offer price $39,000

Occupancy floor 39%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	14d	1	0.13mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	43d	1	0.29mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	1d	1	0.29mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	1d	1	0.91mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	1d	1	1.35mi
424 W 7th Ave Unit 2 Tarentum, PA	3.0	1.0	1632	$1,250	$0.77	43d	1	1.40mi

Listing history 2 events

1. 2026-06-18
   remarks 630-char remark
2. 2026-06-18
   listed $39,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,122
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$861
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,135
• Taxable income: $9,617
• Est. tax owed @ 24.0%: −$2,308
• After-tax cash flow: $7,318/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Brackenridge

• Score: 74/100
• State rank: #510
• US rank: #4660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brackenridge, PA
• City population: 3,109
• Population (ZIP): 3,109

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 (89%)
• Race & ethnicity: White 89% Black 6% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 4% Serbian 3%
• Foreign-born: 2%
• 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: ▲ 21.92%
• Current HPI: 224.4654
• 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

-7.1% since first listed

5 events — show timeline

• 2026-06-18 Listed $39,000 West Penn MLS
• 2001-06-07 Sold (Public Records) $64,500 Public Records
• 2001-06-05 Sold (MLS) $64,500 West Penn MLS
• 2000-12-31 Listed $65,000 West Penn MLS
• 1989-07-27 Sold (Public Records) $42,000 Public Records

Property tax history

+4.0%/yr

Latest (2026): $2,516 · +45.6% YoY. Source: county tax records.