502 Walnut Ave · Clairton, PA 15025

$320,000

40 bd · 25.0 ba · — sqft · MultiFamily · 166 Days on market

Good condition 0.36 ac 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
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Now available in the heart of Clairton, PA—an outstanding mixed-use investment opportunity you won’t want to miss. Located at 502 Walnut Ave, this well-kept 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The building has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come. Abundant natural light enhances the interior spaces, adding to the property’s overall appeal for tenants and business use alike. Positioned in a central Clairton location with strong visibility and access, this property is well-suited for investors seeking stability with upside in a growing market. A turnkey asset with long-term potential—this is an opportunity worth acting on.

Key facts

• Commercial space
• Updated windows
• Strong visibility

Tags

• COMMERCIAL SPACE
• RESIDENTIAL APARTMENTS
• NEW ROOF
• UPGRADED MECHANICAL SYSTEMS
• UPDATED WINDOWS
• STRONG VISIBILITY

What this means for you Summary

Snapshot

• This is a 5 × 8-bed/5.0-bath units multifamily listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7k ($78k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $320k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.8% vs local median 12.7% in Clairton — 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 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+, schools 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.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $11,070/mo this rent would consume 174% of the median local household income ($77k/yr) (locally 572% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $90k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $90k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $281,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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: 3.46% ✓
• Cap rate: 30.79%
• Cash-on-cash: 87.51%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (median comp): $146,652
• List price: $320,000
• Delta: 118.20%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 93.7%
• Equity multiple: 5.72×
• Total profit: $422,960
• Equity at exit: $47,713

10-year hold

• IRR: 97.5%
• Equity multiple: 14.07×
• Total profit: $1,171,106
• Equity at exit: $27,668

Cash invested: $89,600 (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 →

ZIP-level market 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $11,070 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,325
• Net cashflow: $6,534

Break-even live

Break-even rent $2,799

Max offer price $320,000

Occupancy floor 36%

Sensitivity live

Price	-10% $6,755	-5% $6,644	+0% $6,534	+5% $6,423	+10% $6,313
Rent	-10% $5,659	-5% $6,097	+0% $6,534	+5% $6,971	+10% $7,408
Rate	-1.0pp $6,695	-0.5pp $6,615	base $6,534	+0.5pp $6,451	+1.0pp $6,367

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

Units	Beds	Baths	Est. rent
▸ 5× units	8	5	$11,070
Total (5 units)			$11,070

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $320,000 Active 166 DOM
2. 2026-06-18
   days on market $320,000 Active 163 DOM
3. 2026-06-17
   days on market $320,000 Active 162 DOM
4. 2026-06-16
   days on market $320,000 Active 161 DOM
5. 2026-06-15
   days on market $320,000 Active 160 DOM
6. 2026-06-13
   days on market $320,000 Active 158 DOM
7. 2026-06-09
   days on market $320,000 Active 154 DOM
8. 2026-06-08
   days on market $320,000 Active 153 DOM
9. 2026-06-07
   days on market $320,000 Active 152 DOM
10. 2026-06-05
    days on market $320,000 Active 149 DOM
11. 2026-06-03
    days on market $320,000 Active 148 DOM
12. 2026-06-02
    days on market $320,000 Active 147 DOM
13. 2026-06-01
    days on market $320,000 Active 146 DOM
14. 2026-05-31
    days on market $320,000 Active 145 DOM
15. 2026-05-05
    price $350,000 919-char remark

    Show marketing remark (919 chars)

    Now available in the heart of Clairton, PA—an outstanding mixed-use investment opportunity you won’t want to miss. Located at 502 Walnut Ave, this well-kept 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The building has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come. Abundant natural light enhances the interior spaces, adding to the property’s overall appeal for tenants and business use alike. Positioned in a central Clairton location with strong visibility and access, this property is well-suited for investors seeking stability with upside in a growing market. A turnkey asset with long-term potential—this is an opportunity worth acting on.

16. 2026-04-21
    price $360,000 919-char remark

    Show marketing remark (919 chars)

    Now available in the heart of Clairton, PA—an outstanding mixed-use investment opportunity you won’t want to miss. Located at 502 Walnut Ave, this well-kept 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The building has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come. Abundant natural light enhances the interior spaces, adding to the property’s overall appeal for tenants and business use alike. Positioned in a central Clairton location with strong visibility and access, this property is well-suited for investors seeking stability with upside in a growing market. A turnkey asset with long-term potential—this is an opportunity worth acting on.

17. 2026-03-20
    status Active 919-char remark

    Show marketing remark (919 chars)

    Now available in the heart of Clairton, PA—an outstanding mixed-use investment opportunity you won’t want to miss. Located at 502 Walnut Ave, this well-kept 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The building has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come. Abundant natural light enhances the interior spaces, adding to the property’s overall appeal for tenants and business use alike. Positioned in a central Clairton location with strong visibility and access, this property is well-suited for investors seeking stability with upside in a growing market. A turnkey asset with long-term potential—this is an opportunity worth acting on.

18. 2026-02-10
    historical Contingent 919-char remark

    Show marketing remark (919 chars)

    Now available in the heart of Clairton, PA—an outstanding mixed-use investment opportunity you won’t want to miss. Located at 502 Walnut Ave, this well-kept 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The building has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come. Abundant natural light enhances the interior spaces, adding to the property’s overall appeal for tenants and business use alike. Positioned in a central Clairton location with strong visibility and access, this property is well-suited for investors seeking stability with upside in a growing market. A turnkey asset with long-term potential—this is an opportunity worth acting on.

19. 2026-01-30
    price $365,000 919-char remark

    Show marketing remark (919 chars)

    Now available in the heart of Clairton, PA—an outstanding mixed-use investment opportunity you won’t want to miss. Located at 502 Walnut Ave, this well-kept 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The building has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come. Abundant natural light enhances the interior spaces, adding to the property’s overall appeal for tenants and business use alike. Positioned in a central Clairton location with strong visibility and access, this property is well-suited for investors seeking stability with upside in a growing market. A turnkey asset with long-term potential—this is an opportunity worth acting on.

20. 2026-01-16
    price $380,000 919-char remark

    Show marketing remark (919 chars)

    Now available in the heart of Clairton, PA—an outstanding mixed-use investment opportunity you won’t want to miss. Located at 502 Walnut Ave, this well-kept 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The building has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come. Abundant natural light enhances the interior spaces, adding to the property’s overall appeal for tenants and business use alike. Positioned in a central Clairton location with strong visibility and access, this property is well-suited for investors seeking stability with upside in a growing market. A turnkey asset with long-term potential—this is an opportunity worth acting on.

21. 2026-01-05
    listed $410,000 Active 919-char remark

    Show marketing remark (919 chars)

    Now available in the heart of Clairton, PA—an outstanding mixed-use investment opportunity you won’t want to miss. Located at 502 Walnut Ave, this well-kept 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The building has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come. Abundant natural light enhances the interior spaces, adding to the property’s overall appeal for tenants and business use alike. Positioned in a central Clairton location with strong visibility and access, this property is well-suited for investors seeking stability with upside in a growing market. A turnkey asset with long-term potential—this is an opportunity worth acting on.

22. 2023-08-11
    listed $294,000 Active 862-char remark

    Show marketing remark (862 chars)

    Introducing an exceptional investment opportunity in the heart of Clairton, PA! This newly listed 5-unit property is a must-see for savvy investors and business owners alike. Located at 502 Walnut Ave, this well-maintained building features two commercial spaces and three residential apartments, making it a versatile asset for any portfolio. The property boasts an array of updates, including a new roof, updated mechanicals, and exterior sewer line, providing peace of mind to any prospective buyer. Additionally, the updated windows allow for natural light to flood the interior spaces, creating a welcoming and bright atmosphere. With its prime location in the heart of Clairton, this property is an attractive investment for those looking to capitalize on the area's growing commercial market. Don't miss your chance to own this solid investment property.

23. 2023-05-23
    status Pending
24. 2023-05-09
    listed $235,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $132,840
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$10,627
• − Management: −$10,627
• − Depreciation: −$9,309
• Taxable income: $77,952
• Est. tax owed @ 24.0%: −$18,708
• After-tax cash flow: $59,698/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 5-unit property offers a smart blend of one commercial space and four residential apartments, creating multiple income streams under one roof. The property has seen several key improvements, including a new roof, upgraded mechanical systems, an exterior sewer line replacement, and updated windows, ensuring both durability and efficiency for years to come.

Value-add opportunities

• Both Painting the interior walls and updating the flooring in the living areas — Fresh paint and updated flooring can enhance the overall appearance and appeal of the property, making it more attractive to both buyers and renters.
• Both Updating the kitchen appliances and fixtures — Modernizing the kitchen can improve the overall functionality and appeal of the property, making it more attractive to both buyers and renters.
• Both Updating the bathrooms with new fixtures and possibly a new vanity — Updating the bathrooms can improve the overall functionality and appeal of the property, making it more attractive to both buyers and renters.
• Both Landscaping the front yard with additional plants and flowers — A well-maintained and aesthetically pleasing front yard can improve the overall curb appeal and make the property more attractive to both buyers and renters.
• Both Upgrading the HVAC and mechanical systems — Upgrading the HVAC and mechanical systems can improve the overall functionality and energy efficiency of the property, making it more attractive to both buyers and renters.
• Both Painting the exterior siding and updating the roof — Painting the exterior siding and updating the roof can improve the overall appearance and energy efficiency of the property, making it more attractive to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls and updating the flooring in the living areas — Fresh paint and updated flooring can enhance the overall appearance and appeal of the property, making it more attractive to both buyers and renters. ↑
• Both Updating the kitchen appliances and fixtures — Modernizing the kitchen can improve the overall functionality and appeal of the property, making it more attractive to both buyers and renters. ↑
• Both Updating the bathrooms with new fixtures and possibly a new vanity — Updating the bathrooms can improve the overall functionality and appeal of the property, making it more attractive to both buyers and renters. ↑
• Both Landscaping the front yard with additional plants and flowers — A well-maintained and aesthetically pleasing front yard can improve the overall curb appeal and make the property more attractive to both buyers and renters. ↑
• Both Upgrading the HVAC and mechanical systems — Upgrading the HVAC and mechanical systems can improve the overall functionality and energy efficiency of the property, making it more attractive to both buyers and renters. ↑
• Both Painting the exterior siding and updating the roof — Painting the exterior siding and updating the roof can improve the overall appearance and energy efficiency of the property, making it more attractive to both buyers and 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: 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

+48.9% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $350,000 West Penn MLS
• 2026-04-21 Price Changed $360,000 West Penn MLS
• 2026-03-20 Relisted — West Penn MLS
• 2026-02-10 Contingent — West Penn MLS
• 2026-01-30 Price Changed $365,000 West Penn MLS
• 2026-01-16 Price Changed $380,000 West Penn MLS
• 2026-01-05 Listed $410,000 West Penn MLS
• 2023-08-11 Listed $294,000 West Penn MLS
• 2023-05-23 Pending — West Penn MLS
• 2023-05-09 Listed $235,000 West Penn MLS