1004-1006 Coal St · Wilkinsburg, PA 15221

$175,000

4 bd · 2.0 ba · — sqft · MultiFamily · 13 Days on market

Fair condition 2,770 sqft lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• 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

This property is currently positioned as a high potential investment opportunity, specifically fo4r those looking for a 2 unit. Each unit has 2 bedrooms and 1 bath. Easy on-street parking. The rear vacant lot parcel #0233-A-00084 is an added bonus with the purchase of the duplex. Must be sold with parcel 0233-A-00080, 0233-A-00083, and 0233-A-00084. "Buyer is purchasing the property "AS IS" means buyer agrees to purchase a property in it's current condition, without any exception of repairs or improvements from the seller with or without all faults whether or not immediately apparent.

Key facts

• 2,770 sq ft lot
• Listed 13 days

Tags

• REAR VACANT LOT PARCEL
• EASY ON-STREET PARKING

Property features AI

Finance

• Financial info: Gross income reported at $23,400; Maintenance expense reported at $500; Insurance expense reported at $1,250; Unit rents: one unit at $900, one unit at $1,050
• HOA & community: Public transportation nearby

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Sewer available
• Home design: Multi-family property with 2 total units
• Construction: Frame construction; Asphalt roof
• Exterior features: On-street parking; Lot dimensions approximately 50 x 66 x 38 x 66; Zoned Res-d

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive. Per door: $255/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

Location & tenants

• Location reads 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $2,247/mo this rent would consume 49% of the median local household income ($55k/yr) (locally 1933% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
849 Rebecca Ave	0.25mi	4/2.0	—	4mo	$65,000	—	72
1400 Hill Ave	0.33mi	4/2.0	—	0mo	$96,000	—	72
539-541 Campbell St	0.36mi	4/2.0	—	2mo	$40,000	—	69
1142 South Ave	0.24mi	4/3.0	—	5mo	$42,000	—	68
920-922 Belmont St	0.21mi	4/2.0	—	16mo	$44,500	—	64
834 Ramsey St	0.40mi	4/2.0	—	11mo	$180,000	—	60
1400 Marlboro Ave	0.52mi	4/2.0	—	11mo	$129,900	—	54
315 Barnes St	0.68mi	4/3.0	—	1mo	$366,000	—	51
436 Ross Ave	0.50mi	5/2.0 (+1)	—	10mo	$250,000	—	51
507 S Trenton Ave	0.69mi	4/2.0	—	5mo	$230,000	—	51
407 Hampton Ave	0.64mi	4/3.0	—	7mo	$198,000	—	48
507 Holmes St	0.50mi	5/2.5 (+1)	—	14mo	$159,000	—	46

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $6,166
• Equity at exit: $26,093

10-year hold

• IRR: 13.6%
• Equity multiple: 2.14×
• Total profit: $55,677
• Equity at exit: $15,131

Cash invested: $49,000 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $510

Break-even live

Break-even rent $1,601

Max offer price $175,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,246
Total (2 units)			$2,247

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 Ross Ave Pittsburgh, PA	4.0	3.5	2856	$2,200	$0.77	1d	1	0.11mi
745 Franklin Ave Pittsburgh, PA	4.0	2.0	1948	$1,599	$0.82	43d	1	0.28mi
1148 East St Pittsburgh, PA	3.0	3.0	1738	$1,700	$0.98	43d	1	0.29mi
734 Franklin Ave Pittsburgh, PA	3.0	1.0	—	$995	—	43d	1	0.31mi
1400 Hill Ave Unit 2 Pittsburgh, PA	3.0	1.0	—	$950	—	43d	1	0.32mi
515 Hill Ave Pittsburgh, PA	4.0	1.0	1628	$1,300	$0.80	43d	1	0.46mi
501 North Ave Wilkinsburg, PA	4.0	2.0	—	$1,200	—	43d	1	0.48mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	0.51mi
1716 Montier St Unit 1718 Pittsburgh, PA	3.0	1.0	—	$1,300	—	43d	1	0.59mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	16d	1	0.69mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	43d	1	0.72mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	0.95mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	1.05mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	1.20mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.32mi
8527 Westwood Rd Pittsburgh, PA	3.0	1.5	—	$1,900	—	7d	1	1.33mi
8606 Westwood Rd Pittsburgh, PA	4.0	1.0	1596	$1,425	$0.89	43d	1	1.33mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	43d	1	1.37mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	1.37mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	1.40mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	—	$1,505	—	23d	1	1.40mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	1.46mi
508 S Lang Ave Pittsburgh, PA	4.0	3.0	—	$4,000	—	14d	1	1.47mi
7138 Race St Pittsburgh, PA	5.0	2.0	2500	$2,500	$1.00	1d	1	1.49mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	2d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $175,000 Active 13 DOM
2. 2026-06-17
   days on market $175,000 Active 12 DOM
3. 2026-06-16
   days on market $175,000 Active 11 DOM
4. 2026-06-15
   days on market $175,000 Active 10 DOM
5. 2026-06-13
   days on market $175,000 Active 8 DOM
6. 2026-06-09
   days on market $175,000 Active 4 DOM
7. 2026-06-08
   days on market $175,000 Active 3 DOM
8. 2026-06-07
   remarks 591-char remark
9. 2026-06-07
   listed $175,000 Active 2 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,964
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$5,091
• Taxable income: $3,590
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $5,261/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 · 5 photos

Fair 45/100 Moderate rehab

This multi-family property requires extensive repairs and updates to improve its condition and increase its value.

Repairs flagged

• Major roof — The roof is visibly in poor condition and requires immediate attention.
• Major exterior siding — The siding is peeling and needs repainting.
• Major front porch — The porch has missing or damaged railings, which need repair.
• Major flooring — The flooring is old and in need of replacement.
• Major interior walls — The walls show signs of wear and potential water damage.
• Major bathrooms — The bathrooms are outdated and in need of updates.
• Major kitchen — The kitchen is outdated and in need of updates.
• Major HVAC system — The HVAC system appears old and may need replacement.

Value-add opportunities

• Both repair roof — A new roof will improve the home's appearance and increase its value.
• Both repair and paint exterior siding — A fresh coat of paint will improve the home's curb appeal and increase its value.
• Both repair and update front porch — A repaired and updated porch will enhance the home's appeal and increase its value.
• Both replace flooring — New flooring will improve the home's appearance and increase its value.
• Both repair and update interior walls — A repaired and updated interior will improve the home's appearance and increase its value.
• Both update bathrooms — Updated bathrooms will improve the home's appearance and increase its value.
• Both update kitchen — A new kitchen will improve the home's appearance and increase its value.
• Both replace HVAC system — A new HVAC system will improve the home's comfort and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof is visibly in poor condition and requires immediate attention.	Major	$15,000–50,000
exterior siding · The siding is peeling and needs repainting.	Major	$15,000–50,000
front porch · The porch has missing or damaged railings, which need repair.	Major	$15,000–50,000
flooring · The flooring is old and in need of replacement.	Major	$15,000–50,000
interior walls · The walls show signs of wear and potential water damage.	Major	$15,000–50,000
bathrooms · The bathrooms are outdated and in need of updates.	Major	$15,000–50,000
kitchen · The kitchen is outdated and in need of updates.	Major	$15,000–50,000
HVAC system · The HVAC system appears old and may need replacement.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both repair roof — A new roof will improve the home's appearance and increase its value. ↑
• Both repair and paint exterior siding — A fresh coat of paint will improve the home's curb appeal and increase its value. ↑
• Both repair and update front porch — A repaired and updated porch will enhance the home's appeal and increase its value. ↑
• Both replace flooring — New flooring will improve the home's appearance and increase its value. ↑
• Both repair and update interior walls — A repaired and updated interior will improve the home's appearance and increase its value. ↑
• Both update bathrooms — Updated bathrooms will improve the home's appearance and increase its value. ↑
• Both update kitchen — A new kitchen will improve the home's appearance and increase its value. ↑
• Both replace HVAC system — A new HVAC system will improve the home's comfort and increase its value. ↑

ⓘ 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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

1 event — show timeline

• 2026-06-05 Listed $175,000 West Penn MLS