100 2nd St · Braddock, PA 15104

$999,000

120 bd · 120.0 ba · — sqft · MultiFamily · 325 Days on market

9,840 sqft lot

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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
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

12 Unit Apartment Building Located just across the Rankin Bridge next to Mary's Vine, Walking distance to the Waterfront Shops. 6 Units Renovated, 6 Units long Term Tenants. All units rented! Main Electrical replaced 2020, Main Plumbing lines under building replaced 2025,. Laundry Leased and generates $60 per month.

Key facts

• 6 units renovated
• 9,840 sq ft lot
• Listed 325 days

Tags

• 12 UNIT APARTMENT BUILDING
• 6 UNITS RENOVATED
• MAIN ELECTRICAL REPLACED

What this means for you Summary

Snapshot

• This is a 12 × 10-bed/10.0-bath units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $9k ($114k/yr) — positive. Per door: $789/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $999k).
• Recommended offer: $879k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#963 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $20,910/mo this rent would consume 626% of the median local household income ($40k/yr) (locally 515% 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 (-1.6%/yr); year-one equity from $7k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $280k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($879k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $415k; list at $999k implies a 141% gain — meaningful room to come down on a strong offer.

Recommended offer $879,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
7. 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.
8. 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.
9. 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: 2.09% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.64%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $399,625
• List price: $999,000
• Delta: 149.98%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.79×
• Total profit: $500,822
• Equity at exit: $211,655

10-year hold

• IRR: 44.2%
• Equity multiple: 5.53×
• Total profit: $1,268,269
• Equity at exit: $197,998

Cash invested: $279,720 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 47.8×

Monthly cashflow live

• Estimated rent: $20,910 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$1,390 /mo · $16,685/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,391
• Net cashflow: $9,473

Break-even live

Break-even rent $8,918

Max offer price $999,000

Occupancy floor 50%

Sensitivity live

Price	-10% $10,039	-5% $9,756	+0% $9,473	+5% $9,191	+10% $8,908
Rent	-10% $7,821	-5% $8,647	+0% $9,473	+5% $10,299	+10% $11,125
Rate	-1.0pp $9,976	-0.5pp $9,727	base $9,473	+0.5pp $9,214	+1.0pp $8,951

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

Units	Beds	Baths	Est. rent
▸ 12× units	10	10	$20,904
Total (12 units)			$20,910

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $999,000 Active 325 DOM
2. 2026-06-17
   days on market $999,000 Active 324 DOM
3. 2026-06-16
   days on market $999,000 Active 323 DOM
4. 2026-06-15
   days on market $999,000 Active 322 DOM
5. 2026-06-13
   days on market $999,000 Active 320 DOM
6. 2026-06-09
   days on market $999,000 Active 316 DOM
7. 2026-06-08
   days on market $999,000 Active 315 DOM
8. 2026-06-07
   days on market $999,000 Active 314 DOM
9. 2026-06-05
   days on market $999,000 Active 311 DOM
10. 2026-06-03
    days on market $999,000 Active 310 DOM
11. 2026-06-02
    days on market $999,000 Active 309 DOM
12. 2026-06-01
    days on market $999,000 Active 308 DOM
13. 2026-05-31
    days on market $999,000 Active 307 DOM
14. 2025-07-28
    listed $999,000 Active 317-char remark

    Show marketing remark (317 chars)

    12 Unit Apartment Building Located just across the Rankin Bridge next to Mary's Vine, Walking distance to the Waterfront Shops. 6 Units Renovated, 6 Units long Term Tenants. All units rented! Main Electrical replaced 2020, Main Plumbing lines under building replaced 2025,. Laundry Leased and generates $60 per month.

15. 2020-06-24
    soldstatus $415,000 Sold 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

16. 2020-06-05
    status Under Contract 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

17. 2020-02-17
    historical Contingent 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

18. 2020-02-05
    price $450,000 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

19. 2019-11-06
    price $595,000 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

20. 2019-10-08
    price $659,000 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

21. 2019-10-08
    status Active 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

22. 2019-08-23
    historical Withdrawn 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

23. 2019-05-22
    listed $670,000 Active 474-char remark

    Show marketing remark (474 chars)

    This building contains 12 1-bedroom 1 bath residential apartments & is always fully rented. In excellent condition and a profitable money-maker, it features all newer windows and roof. Tenants pay own utilities, owner pays water, sewage, plus light and heat for common areas. Coin laundry in basement provides additional income. French drains keep basement dry. Buzzer security system for tenants. Bus stop in front of building. Comcast hookups available in all units.

24. 2001-02-07
    soldstatus $86,700
25. 1994-07-01
    soldstatus $100,000
26. 1985-02-07
    soldstatus $125,000

ⓘ 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: $16,685 · $1,390/mo
• Projected year-2 tax: $16,685 · $1,390/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $250,920
• − Mortgage interest: −$55,960
• − Property taxes: −$16,685
• − Insurance: −$4,995
• − Repairs & maintenance: −$20,074
• − Management: −$20,074
• − Depreciation: −$29,062
• Taxable income: $104,071
• Est. tax owed @ 24.0%: −$24,977
• After-tax cash flow: $88,703/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Braddock

• Score: 67/100
• State rank: #963
• US rank: #10536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 8,034
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -1.62%
• Current HPI: 138.912
• Rent YoY: —
• 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

+699.2% since first listed

13 events — show timeline

• 2025-07-28 Listed $999,000 West Penn MLS
• 2020-06-24 Sold (MLS) $415,000 West Penn MLS
• 2020-06-05 Pending — West Penn MLS
• 2020-02-17 Contingent — West Penn MLS
• 2020-02-05 Price Changed $450,000 West Penn MLS
• 2019-11-06 Price Changed $595,000 West Penn MLS
• 2019-10-08 Price Changed $659,000 West Penn MLS
• 2019-10-08 Relisted — West Penn MLS
• 2019-08-23 Delisted — West Penn MLS
• 2019-05-22 Listed $670,000 West Penn MLS
• 2001-02-07 Sold (Public Records) $86,700 Public Records
• 1994-07-01 Sold (Public Records) $100,000 Public Records
• 1985-02-07 Sold (Public Records) $125,000 Public Records

Property tax history

+10.4%/yr

Latest (2026): $16,685 · +3.0% YoY. Source: county tax records.