1045 Pennsylvania Ave · Clairton, PA 15025

$70,000

2 bd · 1.0 ba · 1,000 sqft · Townhouse public records · 230 Days on market

Built 1930 1,785 sqft lot $70/sqft · 91% above area

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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 +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Smart investors know steady cash flow when they see it. This all brick 2 bedroom Clairton townhome delivers dependable income with a stable tenant already in place paying $580 per month plus utilities. The property features spacious rooms, a fully equipped updated oak kitchen, and a finished lower level perfect for recreation or additional storage. Both front and rear porches add curb appeal and tenant satisfaction, while two off-street parking spots make it even more attractive. With low maintenance needs and consistent rental demand in the Greater Pittsburgh market, this property offers reliable returns and long-term value for any serious portfolio.

Key facts

• Brick townhome
• Updated oak kitchen
• Finished lower level

Tags

• BRICK TOWNHOME
• UPDATED OAK KITCHEN
• FINISHED LOWER LEVEL
• FRONT AND REAR PORCHES
• OFF-STREET PARKING SPOTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,308 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D+, amenities F.
• Clairton City SD (suburban): math 7% / reading 21% proficiency, ranked #520 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clairton El Sch (math 8% / reading 17%, grade F, #1,362 of 1,518 statewide, top 92%, 389 students, 100% FRL); Clairton Ms/Hs (math 6% / reading 22%, grade F, #411 of 437 statewide, top 94%, 418 students, 92% FRL).
• Market conditions: Rents rising fast (+10.5%/yr); 95 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 18% of the median local income ($77k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $24k; list at $70k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.63% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.51%
• DSCR: 2.09
• GRM: 5.1

CMA / ARV

• ARV (median comp): $36,725
• List price: $70,000
• Delta: 90.61%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Pennsylvania Ave	0.06mi	2/2.0	1,000 (0%)	10mo	$45,000	$45	85

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.03×
• Total profit: $20,203
• Equity at exit: $10,437

10-year hold

• IRR: 34.5%
• Equity multiple: 4.98×
• Total profit: $77,930
• Equity at exit: $6,052

Cash invested: $19,600 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 95
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,139 high
• Mortgage (P&I): −$367
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $400

Break-even live

Break-even rent $632

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $440	-5% $420	+0% $400	+5% $381	+10% $361
Rent	-10% $310	-5% $355	+0% $400	+5% $445	+10% $490
Rate	-1.0pp $436	-0.5pp $418	base $400	+0.5pp $382	+1.0pp $364

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
441 Ohio Ave Clairton, PA	2.0	1.0	852	$950	$1.12	21d	1	0.12mi
231 Connecticut Ave Clairton, PA	3.0	1.0	1064	$1,150	$1.08	45d	1	0.13mi
185 Carnegie Ave Clairton, PA	3.0	1.0	1404	$1,295	$0.92	45d	1	0.43mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	45d	1	0.55mi
1044 Delaware Ave Glassport, PA	3.0	1.0	1200	$1,350	$1.12	21d	1	0.74mi
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,395	$1.08	25d	1	0.84mi
812 Indiana Ave Unit 1 Glassport, PA	1.0	1.0	800	$695	$0.87	25d	1	0.89mi
642 Ohio Ave Unit 1 Glassport, PA	2.0	1.0	700	$1,200	$1.71	45d	1	0.95mi
526 Ohio Ave Unit 3 Glassport, PA	2.0	1.0	800	$900	$1.12	45d	1	1.08mi
511 Payne Hill Rd Clairton, PA	1.0–3.0	1.0–2.0	1026	$1,572	$1.53	3d	1	1.16mi
701-703 Waddell Ave Clairton, PA	1.0	1.0	700	$900	$1.29	25d	1	1.30mi
446 Waddell Ave Unit 446 1/2 Clairton, PA	1.0	1.0	900	$595	$0.66	45d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $70,000 Active 230 DOM
2. 2026-06-18
   days on market $70,000 Active 227 DOM
3. 2026-06-17
   days on market $70,000 Active 226 DOM
4. 2026-06-16
   days on market $70,000 Active 225 DOM
5. 2026-06-15
   days on market $70,000 Active 224 DOM
6. 2026-06-13
   days on market $70,000 Active 222 DOM
7. 2026-06-09
   days on market $70,000 Active 218 DOM
8. 2026-06-08
   days on market $70,000 Active 217 DOM
9. 2026-06-07
   days on market $70,000 Active 216 DOM
10. 2026-06-05
    days on market $70,000 Active 213 DOM
11. 2026-06-03
    days on market $70,000 Active 212 DOM
12. 2026-06-02
    days on market $70,000 Active 211 DOM
13. 2026-06-01
    days on market $70,000 Active 210 DOM
14. 2026-05-31
    days on market $70,000 Active 209 DOM
15. 2026-04-13
    status Active 659-char remark

    Show marketing remark (659 chars)

    Smart investors know steady cash flow when they see it. This all brick 2 bedroom Clairton townhome delivers dependable income with a stable tenant already in place paying $580 per month plus utilities. The property features spacious rooms, a fully equipped updated oak kitchen, and a finished lower level perfect for recreation or additional storage. Both front and rear porches add curb appeal and tenant satisfaction, while two off-street parking spots make it even more attractive. With low maintenance needs and consistent rental demand in the Greater Pittsburgh market, this property offers reliable returns and long-term value for any serious portfolio.

16. 2025-10-21
    listed $70,000 Active 659-char remark

    Show marketing remark (659 chars)

    Smart investors know steady cash flow when they see it. This all brick 2 bedroom Clairton townhome delivers dependable income with a stable tenant already in place paying $580 per month plus utilities. The property features spacious rooms, a fully equipped updated oak kitchen, and a finished lower level perfect for recreation or additional storage. Both front and rear porches add curb appeal and tenant satisfaction, while two off-street parking spots make it even more attractive. With low maintenance needs and consistent rental demand in the Greater Pittsburgh market, this property offers reliable returns and long-term value for any serious portfolio.

17. 2008-12-30
    soldstatus $24,000
18. 2008-12-22
    soldstatus $24,000 115-char remark

    Show marketing remark (115 chars)

    All updated beautiful kitchen & bathroom newer furnace & CA windows & roof 8 yrs old great starter

19. 2008-12-09
    listed $28,000 115-char remark

    Show marketing remark (115 chars)

    All updated beautiful kitchen & bathroom newer furnace & CA windows & roof 8 yrs old great starter

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,236 · $103/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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,665
• − Mortgage interest: −$3,921
• − Property taxes: −$1,236
• − Insurance: −$350
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,036
• Taxable income: $3,936
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,860/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: Clairton City SD
• NCES district ID: 4206030
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $30,250
• Composite: 11.0/100
• National rank: #9742
• State rank: #520 of 539 in PA

Livability — Clairton

• Score: 63/100
• State rank: #1308
• US rank: #16085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clairton, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,939
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+150.0% since first listed

5 events — show timeline

• 2026-04-13 Relisted — West Penn MLS
• 2025-10-21 Listed $70,000 West Penn MLS
• 2008-12-30 Sold (Public Records) $24,000 Public Records
• 2008-12-22 Sold (MLS) $24,000 West Penn MLS
• 2008-12-09 Listed $28,000 West Penn MLS

Property tax history

+12.7%/yr

Latest (2026): $1,236 · +11.0% YoY. Source: county tax records.