106 Delrose Dr · Liberty, PA 15133

$95,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 118 Days on market

Built 1952 Fair condition 6,242 sqft lot $90/sqft · 31% below area Est $138k · 31% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.8/10.0
• Appreciation +7.3/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to this three-bedroom brick ranch home that rest on a hill that overlooks part of the town of Liberty Boro. Attached to the side kitchen door is a wrap-around porch deck that allows you to start your sunny day sipping coffee while taking in the sound of nature. The kitchen and diningroom have an open floor affect that gives you plenty of room for gatherings. There is a drive-way for off-street parking which is next to a covered front porch for those unfortunate rainy days.

Key facts

• 6,242 sq ft lot
• 2 parking spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.7% in Liberty — 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 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Allegheny El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 578 students, 100% FRL); South Allegheny Ms (math 8% / reading 42%, grade F, #418 of 512 statewide, top 82%, 313 students, 100% FRL); South Allegheny Hs (math 37% / reading 24%, grade F, #344 of 437 statewide, top 79%, 484 students, 84% FRL) — zoned schools average 94% FRL vs 47% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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).

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $31k; list at $95k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.28% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

• ARV (median comp): $138,275
• List price: $95,000
• Delta: -31.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2911 Valley St	0.30mi	3/1.0	1,073 (+2%)	2mo	$110,000	$103	81
2903 Valley St	0.34mi	3/1.0	1,073 (+2%)	12mo	$115,500	$108	71
3209 Jeffrey Dr	0.28mi	3/1.0	900 (-14%)	4mo	$73,000	$81	59
616 River Ridge Rd	0.25mi	2/1.0 (-1)	897 (-15%)	12mo	$130,000	$145	49
2720 C St	0.53mi	3/1.0	907 (-14%)	5mo	$115,000	$127	48
25 Virginia Dr	0.69mi	4/1.0 (+1)	1,014 (-4%)	11mo	$192,000	$189	48
2424 Elm St	0.57mi	3/1.5	1,202 (+14%)	1mo	$195,000	$162	47
605 Hays St	0.53mi	2/1.0 (-1)	980 (-7%)	14mo	$122,000	$124	47
303 Kaler St	0.54mi	3/1.5	1,208 (+15%)	3mo	$135,000	$112	46
3320 Orchard Dr	0.63mi	3/2.0	910 (-14%)	1mo	$165,000	$181	43
314 Scene Ridge Rd	0.59mi	4/2.0 (+1)	1,163 (+10%)	12mo	$154,500	$133	36
302 Owens Ave	0.53mi	4/2.0 (+1)	1,209 (+15%)	11mo	$190,000	$157	32

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.39×
• Total profit: $36,927
• Equity at exit: $51,103

10-year hold

• IRR: 22.4%
• Equity multiple: 4.68×
• Total profit: $97,822
• Equity at exit: $86,016

Cash invested: $26,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 6 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $99,500 ($89/sqft)
• Median days on market: 99 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +46.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15133

• Home prices YoY: 2.1%
• Active inventory: 63
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$498
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $276

Break-even live

Break-even rent $872

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $330	-5% $303	+0% $276	+5% $249	+10% $222
Rent	-10% $179	-5% $228	+0% $276	+5% $324	+10% $372
Rate	-1.0pp $324	-0.5pp $300	base $276	+0.5pp $251	+1.0pp $226

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	72d	1	0.05mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	11d	1	0.86mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	93d	1	1.03mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	93d	1	1.07mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	93d	1	1.09mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	46d	1	1.10mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$997	$0.71	35d	1	1.32mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	93d	1	1.38mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	72d	1	1.43mi
832 Delaware Ave Glassport, PA	2.0	1.0	868	$1,200	$1.38	11d	1	1.46mi
1044 Delaware Ave Glassport, PA	3.0	1.0	1200	$1,350	$1.12	69d	1	1.47mi

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public waterPublic sewer
• Home design: Single-story homeResale propertyAsphalt roofBrick construction
• Construction: Brick exteriorAsphalt roof
• Exterior features: Small lot (approx. 0.14 acres)

Interior

• Kitchen: Kitchen on main level (about 11 x 9)RefrigeratorStove
• Bedrooms: Two main-level bedrooms (each about 12 x 9)Additional main-level bedroom (about 12 x 12)
• Flooring: CarpetVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: Has basement
• Laundry & utility: Basement laundry room (about 25 x 12)WasherDryer

Listing history 50 events

1. 2026-08-08
   days on market $95,000 Active 118 DOM
2. 2026-08-07
   days on market $95,000 Active 117 DOM
3. 2026-08-06
   days on market $95,000 Active 116 DOM
4. 2026-08-05
   days on market $95,000 Active 115 DOM
5. 2026-08-04
   days on market $95,000 Active 114 DOM
6. 2026-08-03
   days on market $95,000 Active 113 DOM
7. 2026-07-31
   days on market $95,000 Active 110 DOM
8. 2026-07-30
   days on market $95,000 Active 108 DOM
9. 2026-07-28
   days on market $95,000 Active 107 DOM
10. 2026-07-26
    days on market $95,000 Active 105 DOM
11. 2026-07-24
    days on market $95,000 Active 103 DOM
12. 2026-07-23
    days on market $95,000 Active 102 DOM
13. 2026-07-22
    days on market $95,000 Active 101 DOM
14. 2026-07-21
    days on market $95,000 Active 100 DOM
15. 2026-07-20
    days on market $95,000 Active 99 DOM
16. 2026-07-18
    days on market $95,000 Active 97 DOM
17. 2026-07-18
    days on market $95,000 Active 96 DOM
18. 2026-07-16
    days on market $95,000 Active 95 DOM
19. 2026-07-15
    days on market $95,000 Active 94 DOM
20. 2026-07-14
    days on market $95,000 Active 93 DOM
21. 2026-07-13
    days on market $95,000 Active 92 DOM
22. 2026-07-13
    days on market $95,000 Active 91 DOM
23. 2026-07-11
    days on market $95,000 Active 90 DOM
24. 2026-07-10
    days on market $95,000 Active 89 DOM
25. 2026-07-09
    days on market $95,000 Active 88 DOM
26. 2026-07-07
    days on market $95,000 Active 86 DOM
27. 2026-07-06
    days on market $95,000 Active 85 DOM
28. 2026-07-05
    days on market $95,000 Active 84 DOM
29. 2026-07-03
    days on market $95,000 Active 82 DOM
30. 2026-07-02
    days on market $95,000 Active 81 DOM
31. 2026-07-01
    days on market $95,000 Active 80 DOM
32. 2026-06-30
    days on market $95,000 Active 79 DOM
33. 2026-06-29
    days on market $95,000 Active 78 DOM
34. 2026-06-28
    days on market $95,000 Active 77 DOM
35. 2026-06-27
    days on market $95,000 Active 76 DOM
36. 2026-06-27
    days on market $95,000 Active 75 DOM
37. 2026-06-25
    days on market $95,000 Active 73 DOM
38. 2026-06-22
    days on market $95,000 Active 71 DOM
39. 2026-06-21
    days on market $95,000 Active 70 DOM
40. 2026-06-18
    days on market $95,000 Active 67 DOM
41. 2026-06-17
    days on market $95,000 Active 66 DOM
42. 2026-06-16
    days on market $95,000 Active 65 DOM
43. 2026-06-15
    days on market $95,000 Active 64 DOM
44. 2026-06-13
    days on market $95,000 Active 62 DOM
45. 2026-06-13
    days on market $95,000 Active 61 DOM
46. 2026-06-09
    days on market $95,000 Active 58 DOM
47. 2026-06-08
    days on market $95,000 Active 57 DOM
48. 2026-06-07
    days on market $95,000 Active 56 DOM
49. 2026-06-05
    days on market $95,000 Active 53 DOM
50. 2026-06-03
    days on market $95,000 Active 52 DOM

ⓘ 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: $1,810 · $151/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°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: $14,648
• − Mortgage interest: −$5,321
• − Property taxes: −$1,810
• − Insurance: −$475
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,764
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,845/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,325–$47,385 screening

This single-family home requires moderate repairs and maintenance, including painting and replacing flooring and windows. It has good systems and a good foundation, but the exterior condition is fair. Upgrades in these areas would significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Moderate Brick siding — Weathered appearance.
• Major Kitchen and bathroom interiors — No photos of interiors, but based on the exterior condition, likely poor.
• Major Flooring — No photos of flooring, but based on the exterior condition, likely poor.
• Major Interior walls/paint — No photos of interior walls, but based on the exterior condition, likely poor.
• Moderate Windows — No photos of windows, but based on the exterior condition, likely average.
• Minor Landscaping — Minimal landscaping, some snow on ground. No visible curb appeal issues.

Value-add opportunities

• Both Paint exterior walls — Improves curb appeal and resale value. ↑
• Both Replace flooring — Enhances interior aesthetics and rental appeal. ↑
• Both Paint interior walls — Enhances interior aesthetics and resale value. ↑
• Both Replace windows — Improves energy efficiency and enhances curb appeal and resale value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary South Allegheny El Sch F PA #1,004/1,518 Nat'l #21,438/41,679

Schools (NCES district)

• District: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

B Composite livability gradescore 72/100

Livability — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, PA
• County: Allegheny County · 1,250,282 people
• City population: 6,139
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1%

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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: ▲ 4.52%
• Current HPI: 214.5922
• Rent YoY: —
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public waterPublic sewer
• Home design: Single-story homeResale propertyAsphalt roofBrick construction
• Construction: Brick exteriorAsphalt roof
• Exterior features: Small lot (approx. 0.14 acres)

Interior

• Kitchen: Kitchen on main level (about 11 x 9)RefrigeratorStove
• Bedrooms: Two main-level bedrooms (each about 12 x 9)Additional main-level bedroom (about 12 x 12)
• Flooring: CarpetVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: Has basement
• Laundry & utility: Basement laundry room (about 25 x 12)WasherDryer

Price history

+123.5% since first listed

7 events — show timeline

• 2026-04-12 Listed $95,000 West Penn MLS
• 2025-08-04 Price Changed $150,000 West Penn MLS
• 2025-06-09 Price Changed $160,000 West Penn MLS
• 2025-03-27 Listed $169,000 West Penn MLS
• 2003-01-16 Sold (MLS) $31,000 West Penn MLS
• 2002-10-09 Sold (Public Records) $31,500 Public Records
• 2001-10-19 Listed $42,500 West Penn MLS

Property tax history

+4.7%/yr

Latest (2026): $1,810 · +6.0% YoY. Source: county tax records.