520 Farnsworth · Clairton, PA 15025

$109,900

2 bd · 1.0 ba · 930 sqft · Condo public records · 215 Days on market

Built 1927 $118/sqft · 88% above area

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• 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

Discover an excellent investment opportunity with this newly updated property at 520 Farnsworth. Currently occupied by reliable Section 8 tenant, this well-maintained home offers a steady rental income. Recent updates enhance its appeal, ensuring low maintenance for years to come. Ideal for investors looking to expand their portfolio with a turnkey rental property. Don’t miss out!

Key facts

• Well maintained
• Steady rental income
• 2,178 sq ft lot

Tags

• WELL MAINTAINED
• STEADY RENTAL INCOME
• TURNKEY RENTAL PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 12.3% in Clairton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 16 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 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 $30k; list at $110k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.02% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $58,552
• List price: $109,900
• Delta: 87.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $52
• Equity at exit: $16,386

10-year hold

• IRR: 14.1%
• Equity multiple: 2.38×
• Total profit: $42,381
• Equity at exit: $9,502

Cash invested: $30,772 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$576
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $187

Break-even live

Break-even rent $887

Max offer price $109,900

Occupancy floor 78%

Sensitivity live

Price	-10% $250	-5% $219	+0% $187	+5% $156	+10% $125
Rent	-10% $99	-5% $143	+0% $187	+5% $232	+10% $276
Rate	-1.0pp $243	-0.5pp $215	base $187	+0.5pp $159	+1.0pp $130

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	6d	1	0.12mi
927 Vankirk St Clairton, PA	2.0	1.0	840	$1,150	$1.37	14d	1	0.16mi
618 Farnsworth Ave Clairton, PA	2.0	1.0	896	$1,050	$1.17	45d	1	0.16mi
929 Vankirk St Unit 1 Clairton, PA	2.0	1.5	810	$1,050	$1.30	45d	1	0.17mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	45d	1	0.26mi
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	12d	1	0.28mi
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	3d	1	0.28mi
505 Wylie Ave Clairton, PA	2.0	1.0	791	$1,500	$1.90	3d	1	0.39mi
422 Mitchell Ave Rear Rear Clairton, PA	1.0	1.0	900	$975	$1.08	19d	1	0.41mi
446 Waddell Ave Unit 446 1/2 Clairton, PA	1.0	1.0	900	$595	$0.66	45d	1	0.59mi
540 Reed St Unit 1 Clairton, PA	1.0	1.0	528	$799	$1.51	45d	1	0.66mi
701-703 Waddell Ave Clairton, PA	1.0	1.0	700	$900	$1.29	25d	1	0.69mi
2140 Lincoln Blvd Elizabeth, PA	2.0	1.0	968	$790	$0.82	45d	1	0.83mi
1347 High Rd Clairton, PA	2.0	1.0	870	$1,250	$1.44	45d	1	0.88mi
168 Center Ave Unit 1 left) Elizabeth, PA	2.0	1.0	950	$895	$0.94	25d	1	1.20mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	45d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $109,900 Active 215 DOM
2. 2026-06-18
   days on market $109,900 Active 212 DOM
3. 2026-06-17
   days on market $109,900 Active 211 DOM
4. 2026-06-16
   days on market $109,900 Active 210 DOM
5. 2026-06-15
   days on market $109,900 Active 209 DOM
6. 2026-06-13
   days on market $109,900 Active 207 DOM
7. 2026-06-09
   days on market $109,900 Active 203 DOM
8. 2026-06-08
   days on market $109,900 Active 202 DOM
9. 2026-06-07
   days on market $109,900 Active 201 DOM
10. 2026-06-05
    days on market $109,900 Active 198 DOM
11. 2026-06-03
    days on market $109,900 Active 197 DOM
12. 2026-06-02
    days on market $109,900 Active 196 DOM
13. 2026-06-01
    days on market $109,900 Active 195 DOM
14. 2026-05-31
    days on market $109,900 Active 194 DOM
15. 2025-11-18
    listed $109,900 Active 389-char remark

    Show marketing remark (389 chars)

    Discover an excellent investment opportunity with this newly updated property at 520 Farnsworth. Currently occupied by reliable Section 8 tenant, this well-maintained home offers a steady rental income. Recent updates enhance its appeal, ensuring low maintenance for years to come. Ideal for investors looking to expand their portfolio with a turnkey rental property. Don’t miss out!

16. 2025-11-18
    historical Expired 389-char remark

    Show marketing remark (389 chars)

    Discover an excellent investment opportunity with this newly updated property at 520 Farnsworth. Currently occupied by reliable Section 8 tenant, this well-maintained home offers a steady rental income. Recent updates enhance its appeal, ensuring low maintenance for years to come. Ideal for investors looking to expand their portfolio with a turnkey rental property. Don’t miss out!

17. 2025-04-04
    price $109,900 389-char remark

    Show marketing remark (389 chars)

    Discover an excellent investment opportunity with this newly updated property at 520 Farnsworth. Currently occupied by reliable Section 8 tenant, this well-maintained home offers a steady rental income. Recent updates enhance its appeal, ensuring low maintenance for years to come. Ideal for investors looking to expand their portfolio with a turnkey rental property. Don’t miss out!

18. 2025-01-02
    price $119,900 389-char remark

    Show marketing remark (389 chars)

    Discover an excellent investment opportunity with this newly updated property at 520 Farnsworth. Currently occupied by reliable Section 8 tenant, this well-maintained home offers a steady rental income. Recent updates enhance its appeal, ensuring low maintenance for years to come. Ideal for investors looking to expand their portfolio with a turnkey rental property. Don’t miss out!

19. 2024-11-26
    listed $125,000 Active 389-char remark

    Show marketing remark (389 chars)

    Discover an excellent investment opportunity with this newly updated property at 520 Farnsworth. Currently occupied by reliable Section 8 tenant, this well-maintained home offers a steady rental income. Recent updates enhance its appeal, ensuring low maintenance for years to come. Ideal for investors looking to expand their portfolio with a turnkey rental property. Don’t miss out!

20. 2023-04-13
    status Pending
21. 2023-03-17
    soldstatus $30,000 Closed
22. 2023-02-02
    historical Contingent
23. 2023-01-24
    price $35,000
24. 2023-01-02
    listed $38,000 Active
25. 2019-05-28
    soldstatus $15,000
26. 2009-01-14
    soldstatus $6,500
27. 2008-11-04
    soldstatus $5,000
28. 2008-06-02
    listed $10,500
29. 1981-02-01
    soldstatus $12,000

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$397/yr (+$33/mo · 42.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 18 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: $13,490
• − Mortgage interest: −$6,156
• − Property taxes: −$942
• − Insurance: −$550
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,197
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,133/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

+815.8% since first listed

15 events — show timeline

• 2025-11-18 Delisted — West Penn MLS
• 2025-11-18 Listed $109,900 West Penn MLS
• 2025-04-04 Price Changed $109,900 West Penn MLS
• 2025-01-02 Price Changed $119,900 West Penn MLS
• 2024-11-26 Listed $125,000 West Penn MLS
• 2023-04-13 Pending — West Penn MLS
• 2023-03-17 Sold (MLS) $30,000 West Penn MLS
• 2023-02-02 Contingent — West Penn MLS
• 2023-01-24 Price Changed $35,000 West Penn MLS
• 2023-01-02 Listed $38,000 West Penn MLS
• 2019-05-28 Sold (Public Records) $15,000 Public Records
• 2009-01-14 Sold (Public Records) $6,500 Public Records
• 2008-11-04 Sold (MLS) $5,000 West Penn MLS
• 2008-06-02 Listed $10,500 West Penn MLS
• 1981-02-01 Sold (Public Records) $12,000 Public Records

Property tax history

+12.7%/yr

Latest (2026): $942 · +11.0% YoY. Source: county tax records.