103 E 1st Ave · Tarentum, PA 15084

$90,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 156 Days on market

Built 1880 1,359 sqft lot $96/sqft · 30% above area Est $69k · 30% over

---

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 +5.2/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

A great opportunity as either an investment property or a starter home. The home features updated flooring, a newer kitchen sink, updated plumbing, and newer paint throughout, creating a fresh and inviting interior. Recent exterior improvements include a new front porch railing completed in 2023, along with a roof replaced in 2022. Conveniently located near local shops, dining, and main routes, this property provides solid value with key updates already in place and room to make it your own.

Key facts

• Newer kitchen sink
• Updated flooring
• Roof replaced

Tags

• UPDATED FLOORING
• NEWER KITCHEN SINK
• UPDATED PLUMBING
• NEW FRONT PORCH RAILING
• ROOF REPLACED
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 9.6% in Tarentum — 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 79/100 on livability (#240 in PA, #2,066 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities F, employment 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: 39 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).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $408 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.58% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.94%
• DSCR: 2.11
• GRM: 5.3

CMA / ARV

• ARV (median comp): $69,393
• List price: $90,000
• Delta: 29.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 E 1st Ave	0.01mi	3/1.0	1,040 (+11%)	8mo	$36,166	$35	75
923 Fentzel	0.63mi	2/1.5 (-1)	976 (+4%)	11mo	$110,000	$113	47
333 1/2 W 11th Ave	0.55mi	3/1.0	1,008 (+8%)	23mo	$98,000	$97	43
329 E 1st Ave	0.26mi	2/1.5 (-1)	1,048 (+12%)	23mo	$190,000	$181	41
524 W 9th Ave	0.69mi	2/1.0 (-1)	896 (-4%)	21mo	$96,000	$107	38
801 9th Ave	0.74mi	2/1.0 (-1)	840 (-10%)	11mo	$130,000	$155	35
744 Campbell Ave	0.65mi	2/1.0 (-1)	864 (-8%)	21mo	$144,000	$167	34
805 Ormond St	0.61mi	2/1.0 (-1)	1,056 (+13%)	22mo	$59,000	$56	27
732 8th Ave	0.70mi	2/1.0 (-1)	1,056 (+13%)	23mo	$85,000	$80	22

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

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.16×
• Total profit: $29,163
• Equity at exit: $28,193

10-year hold

• IRR: 26.8%
• Equity multiple: 4.10×
• Total profit: $78,002
• Equity at exit: $35,581

Cash invested: $25,200 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 39
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$38
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $468

Break-even live

Break-even rent $832

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $519	-5% $494	+0% $468	+5% $443	+10% $417
Rent	-10% $356	-5% $412	+0% $468	+5% $524	+10% $581
Rate	-1.0pp $513	-0.5pp $491	base $468	+0.5pp $445	+1.0pp $421

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	44d	1	1.15mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	2d	1	1.15mi

Listing history 22 events

1. 2026-06-18
   days on market $90,000 Active 156 DOM
2. 2026-06-17
   days on market $90,000 Active 155 DOM
3. 2026-06-16
   days on market $90,000 Active 154 DOM
4. 2026-06-15
   days on market $90,000 Active 153 DOM
5. 2026-06-13
   days on market $90,000 Active 151 DOM
6. 2026-06-13
   days on market $90,000 Active 150 DOM
7. 2026-06-09
   days on market $90,000 Active 147 DOM
8. 2026-06-08
   days on market $90,000 Active 146 DOM
9. 2026-06-07
   days on market $90,000 Active 145 DOM
10. 2026-06-05
    days on market $90,000 Active 142 DOM
11. 2026-06-03
    days on market $90,000 Active 141 DOM
12. 2026-06-02
    days on market $90,000 Active 140 DOM
13. 2026-06-01
    days on market $90,000 Active 139 DOM
14. 2026-05-31
    days on market $90,000 Active 138 DOM
15. 2026-02-18
    price $90,000 496-char remark

    Show marketing remark (496 chars)

    A great opportunity as either an investment property or a starter home. The home features updated flooring, a newer kitchen sink, updated plumbing, and newer paint throughout, creating a fresh and inviting interior. Recent exterior improvements include a new front porch railing completed in 2023, along with a roof replaced in 2022. Conveniently located near local shops, dining, and main routes, this property provides solid value with key updates already in place and room to make it your own.

16. 2026-02-07
    price $100,000 496-char remark

    Show marketing remark (496 chars)

    A great opportunity as either an investment property or a starter home. The home features updated flooring, a newer kitchen sink, updated plumbing, and newer paint throughout, creating a fresh and inviting interior. Recent exterior improvements include a new front porch railing completed in 2023, along with a roof replaced in 2022. Conveniently located near local shops, dining, and main routes, this property provides solid value with key updates already in place and room to make it your own.

17. 2026-01-13
    listed $105,000 Active 496-char remark

    Show marketing remark (496 chars)

    A great opportunity as either an investment property or a starter home. The home features updated flooring, a newer kitchen sink, updated plumbing, and newer paint throughout, creating a fresh and inviting interior. Recent exterior improvements include a new front porch railing completed in 2023, along with a roof replaced in 2022. Conveniently located near local shops, dining, and main routes, this property provides solid value with key updates already in place and room to make it your own.

18. 2006-07-31
    soldstatus $20,000 120-char remark

    Show marketing remark (120 chars)

    Nice family home at an affordable price Great neighbors, minuets to xway, and all conveniences and Pittsburg Mills Mall.

19. 2005-07-29
    listed $23,900 120-char remark

    Show marketing remark (120 chars)

    Nice family home at an affordable price Great neighbors, minuets to xway, and all conveniences and Pittsburg Mills Mall.

20. 1997-10-10
    soldstatus $26,500
21. 1997-10-08
    soldstatus $26,500
22. 1997-08-21
    listed $26,500

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $1,267 · $106/mo
• Expected delta: +$155/yr (+$13/mo · 14.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 79% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,100
• − Mortgage interest: −$5,041
• − Property taxes: −$1,111
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,618
• Taxable income: $4,477
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $4,543/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 — Tarentum

• Score: 79/100
• State rank: #240
• US rank: #2066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarentum, PA
• Population (ZIP): 9,884

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▲ 0.45%
• Current HPI: 230.7532
• 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

+239.6% since first listed

8 events — show timeline

• 2026-02-18 Price Changed $90,000 West Penn MLS
• 2026-02-07 Price Changed $100,000 West Penn MLS
• 2026-01-13 Listed $105,000 West Penn MLS
• 2006-07-31 Sold (MLS) $20,000 West Penn MLS
• 2005-07-29 Listed $23,900 West Penn MLS
• 1997-10-10 Sold (Public Records) $26,500 Public Records
• 1997-10-08 Sold (MLS) $26,500 West Penn MLS
• 1997-08-21 Listed $26,500 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $1,111 · -1.3% YoY. Source: county tax records.