816-822 Crawford Ave · Duquesne, PA 15110

$238,000

8 bd · 4.8 ba · — sqft · MultiFamily · 15 Days on market

Built 1930 Fair condition 8,873 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +2.1/10.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Separate entrance and utilities. Tenant pay all utilities. To be sold as is. Taxes and lot size are estimed. All sales and condition subject to third party approval.

Key facts

• Large corner lot
• Newer roof
• Newer hvac systems

Tags

• PRIVATE ENTRANCE
• NEWER ROOF
• NEWER HVAC SYSTEMS
• NEWER HOT WATER TANKS
• RECENTLY REPAIRED FIRE ESCAPE
• LARGE CORNER LOT

Property features AI

Finance

• Financial info: Gross annual income reported at $34,835; Unit rents reported approximately $825, $761.25, $656.25, and $660.38

Exterior

• Utilities: Electricity available; Natural gas available; Public water available; Sewer available
• Home design: Multi-family property (4 units)
• Construction: Brick construction; Asphalt roof
• Exterior features: Multipurpose/multi-unit zoning; Public transportation nearby

Interior

• Bedrooms: Four 2-bedroom units
• Bathrooms: One unit with 2 full bathrooms; three units with 1 full bathroom each
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.2-bath units multifamily listed at $238k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $549/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $238k).
• Recommended offer: $234k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#927 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Duquesne City SD (suburban): math 10% / reading 15% proficiency, ranked #611 of 658 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y 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 $30k; list at $238k implies a 696% 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 $234,430 (1.5% below list)

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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.04% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.52%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.8%
• Equity multiple: 2.52×
• Total profit: $101,285
• Equity at exit: $35,487

10-year hold

• IRR: 42.5%
• Equity multiple: 5.03×
• Total profit: $268,481
• Equity at exit: $20,578

Cash invested: $66,640 (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 15110

• Home prices YoY: -4.0%
• Active inventory: 19
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $4,860 high
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$298 /mo · $3,570/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $2,195

Break-even live

Break-even rent $2,082

Max offer price $238,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.2	$4,860
Total (4 units)			$4,860

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $238,000 Active 15 DOM
2. 2026-06-17
   days on market $238,000 Active 14 DOM
3. 2026-06-16
   days on market $238,000 Active 13 DOM
4. 2026-06-15
   days on market $238,000 Active 12 DOM
5. 2026-06-13
   days on market $238,000 Active 10 DOM
6. 2026-06-09
   days on market $238,000 Active 6 DOM
7. 2026-06-08
   days on market $238,000 Active 5 DOM
8. 2026-06-07
   days on market $238,000 Active 4 DOM
9. 2026-06-05
   remarks 693-char remark
10. 2026-06-05
    listed $238,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $58,320
• − Mortgage interest: −$13,332
• − Property taxes: −$3,570
• − Insurance: −$1,190
• − Repairs & maintenance: −$4,666
• − Management: −$4,666
• − Depreciation: −$6,924
• Taxable income: $23,973
• Est. tax owed @ 24.0%: −$5,754
• After-tax cash flow: $20,582/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 · 14 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance, including painting, landscaping, and updating kitchen and bathroom fixtures. The property has a good roof and HVAC systems, but the exterior and interior show signs of wear and tear. With some updates, the property has the potential to increase its resale and rental value.

Repairs flagged

• Minor Landscaping — The landscaping is overgrown and could benefit from trimming and maintenance.
• Moderate Exterior paint — The exterior brick and siding show signs of discoloration and wear, indicating a need for repainting.
• Moderate Interior paint — The interior walls and ceilings show signs of discoloration and wear, indicating a need for repainting.
• Moderate Kitchen cabinets — The kitchen cabinets appear dated and could benefit from updating or repainting.
• Moderate Bathroom fixtures — The bathroom fixtures appear dated and could benefit from updating or repainting.

Value-add opportunities

• Both Painting — Painting the exterior and interior will improve the curb appeal and the overall condition of the property, making it more attractive to potential buyers or renters.
• Both Landscaping — Landscaping the property will improve the curb appeal and the overall condition of the property, making it more attractive to potential buyers or renters.
• Both Kitchen appliances — Upgrading the kitchen appliances will improve the functionality and appeal of the kitchen, making it more attractive to potential buyers or renters.
• Both Bathroom fixtures — Upgrading the bathroom fixtures will improve the functionality and appeal of the bathrooms, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping is overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Exterior paint · The exterior brick and siding show signs of discoloration and wear, indicating a need for repainting.	Moderate	$3,000–15,000
Interior paint · The interior walls and ceilings show signs of discoloration and wear, indicating a need for repainting.	Moderate	$3,000–15,000
Kitchen cabinets · The kitchen cabinets appear dated and could benefit from updating or repainting.	Moderate	$3,000–15,000
Bathroom fixtures · The bathroom fixtures appear dated and could benefit from updating or repainting.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$12,500–63,000

Value-add ROI direction

• Both Painting — Painting the exterior and interior will improve the curb appeal and the overall condition of the property, making it more attractive to potential buyers or renters. ↑
• Both Landscaping — Landscaping the property will improve the curb appeal and the overall condition of the property, making it more attractive to potential buyers or renters. ↑
• Both Kitchen appliances — Upgrading the kitchen appliances will improve the functionality and appeal of the kitchen, making it more attractive to potential buyers or renters. ↑
• Both Bathroom fixtures — Upgrading the bathroom fixtures will improve the functionality and appeal of the bathrooms, making it more attractive to potential buyers or renters. ↑

ⓘ 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: Duquesne City SD
• NCES district ID: 4208010
• Math proficiency: 10% ▲ 4.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $24,173
• Composite: 12.77/100
• National rank: #14546
• State rank: #611 of 658 in PA

Livability — Duquesne

• Score: 68/100
• State rank: #927
• US rank: #10089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duquesne, PA
• City population: 5,186
• Population (ZIP): 5,186

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 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 16% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovene 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -5.75%
• Current HPI: 138.4974
• 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

+496.5% since first listed

6 events — show timeline

• 2026-06-03 Listed $238,000 West Penn MLS
• 2024-04-10 Rental Removed $825 APPFOLIO
• 2024-01-12 Listed for Rent $825 APPFOLIO
• 2011-01-28 Listed $69,900 West Penn MLS
• 1995-01-17 Sold (MLS) $29,900 West Penn MLS
• 1994-08-30 Listed $39,900 West Penn MLS