1514 5th Ave · Coraopolis, PA 15108

$119,000

4 bd · 2.0 ba · 1,924 sqft · MultiFamily public records · 3 Days on market

Built 1920 3,550 sqft lot

---

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 +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Investment opportunity. Rent one and live in the other, Investment income or remodel easily back to a single family. Furnace only two years old, most windows replaced, small level yard and a one car garage. Second floor currently vacant and ready to remodel! Large front porch and rear porch.

Key facts

• 3,550 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Financial info: Unit rents: one unit currently $850, the other currently $1,250

Exterior

• Parking: Attached garage and on-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-family property with 2 units
• Construction: Brick construction; Asphalt roof
• Exterior features: R2 zoning

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $595/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Cap rate 18.9% vs local median 5.7% in Coraopolis — 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 80/100 on livability (#193 in PA, #1,621 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities B+.
• Cornell SD (suburban): math 16% / reading 39% proficiency, ranked #461 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 31% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,000

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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 2.19% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.87%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.79×
• Total profit: $59,603
• Equity at exit: $17,743

10-year hold

• IRR: 47.8%
• Equity multiple: 5.87×
• Total profit: $162,395
• Equity at exit: $10,289

Cash invested: $33,320 (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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,607 high
• Mortgage (P&I): −$624
• Tax from tax record: −$140 /mo · $1,679/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $1,190

Break-even live

Break-even rent $1,100

Max offer price $119,000

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,606
Total (2 units)			$2,607

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 State Ave Coraopolis, PA	3.0	2.0	1456	$1,500	$1.03	8d	1	0.17mi
105 Broadway St Coraopolis, PA	3.0	1.5	1672	$1,799	$1.08	8d	1	0.41mi
1865 Montour St Coraopolis, PA	3.0	1.5	1360	$1,499	$1.10	24d	1	0.57mi
1865 Montour St Coraopolis, PA	3.0	1.5	1360	$1,499	$1.10	44d	1	0.57mi
405 Main St Coraopolis, PA	5.0	1.0	1492	$1,740	$1.17	44d	1	0.68mi
1669 Charlton Heights Rd Coraopolis, PA	3.0	2.5	1738	$2,500	$1.44	17d	1	1.27mi

Listing history 10 events

1. 2026-05-17
   status Pending 758-char remark
2. 2026-05-14
   listed $119,000 Active 758-char remark
3. 2015-12-14
   soldstatus $39,000
4. 2015-12-04
   soldstatus $39,900 Sold 293-char remark

   Show marketing remark (293 chars)

   Investment opportunity. Rent one and live in the other, Investment income or remodel easily back to a single family. Furnace only two years old, most windows replaced, small level yard and a one car garage. Second floor currently vacant and ready to remodel! Large front porch and rear porch.

5. 2015-10-09
   historical Contingent 293-char remark

   Show marketing remark (293 chars)

   Investment opportunity. Rent one and live in the other, Investment income or remodel easily back to a single family. Furnace only two years old, most windows replaced, small level yard and a one car garage. Second floor currently vacant and ready to remodel! Large front porch and rear porch.

6. 2015-09-13
   price $39,900 293-char remark

   Show marketing remark (293 chars)

   Investment opportunity. Rent one and live in the other, Investment income or remodel easily back to a single family. Furnace only two years old, most windows replaced, small level yard and a one car garage. Second floor currently vacant and ready to remodel! Large front porch and rear porch.

7. 2015-08-17
   listed $45,000 Active 293-char remark

   Show marketing remark (233 chars)

   Investment opportunity. First floor many updates and original wood trim, fireplaces, etc. Second floor needs some renovations. Newer furnace, most windows, Rear porch and level yard. Could easily be converted back to a single family.

8. 2015-08-17
   historical

   Show marketing remark (233 chars)

   Investment opportunity. First floor many updates and original wood trim, fireplaces, etc. Second floor needs some renovations. Newer furnace, most windows, Rear porch and level yard. Could easily be converted back to a single family.

9. 2015-04-10
   listed $49,900 Active

   Show marketing remark (233 chars)

   Investment opportunity. First floor many updates and original wood trim, fireplaces, etc. Second floor needs some renovations. Newer furnace, most windows, Rear porch and level yard. Could easily be converted back to a single family.

10. 1985-02-13
    soldstatus $30,500

ⓘ 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: $1,679 · $140/mo
• Projected year-2 tax: $1,779 · $148/mo
• Expected delta: +$101/yr (+$8/mo · 6.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 74% 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,284
• − Mortgage interest: −$6,666
• − Property taxes: −$1,679
• − Insurance: −$1,262
• − Repairs & maintenance: −$2,503
• − Management: −$2,503
• − Depreciation: −$3,462
• Taxable income: $13,211
• Est. tax owed @ 24.0%: −$3,171
• After-tax cash flow: $11,115/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: Cornell SD
• NCES district ID: 4206810
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $36,558
• Composite: 22.75/100
• National rank: #8032
• State rank: #461 of 539 in PA

Livability — Coraopolis

• Score: 80/100
• State rank: #193
• US rank: #1621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coraopolis, PA
• County: Allegheny County · 1,022,028 people
• City population: 42,799
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

+244.3% since first listed

11 events — show timeline

• 2026-05-28 Sold (MLS) $105,000 West Penn MLS
• 2026-05-17 Pending — West Penn MLS
• 2026-05-14 Listed $119,000 West Penn MLS
• 2015-12-14 Sold (Public Records) $39,000 Public Records
• 2015-12-04 Sold (MLS) $39,900 West Penn MLS
• 2015-10-09 Contingent — West Penn MLS
• 2015-09-13 Price Changed $39,900 West Penn MLS
• 2015-08-17 Listed $45,000 West Penn MLS
• 2015-08-17 Delisted — West Penn MLS
• 2015-04-10 Listed $49,900 West Penn MLS
• 1985-02-13 Sold (Public Records) $30,500 Public Records

Property tax history

-4.5%/yr

Latest (2026): $1,679 · +2.8% YoY. Source: county tax records.