30 S Starr Ave · Avalon, PA 15202

$99,000

4 bd · 2.0 ba · 1,939 sqft · MultiFamily public records · 1 Days on market

Built 1930 5,410 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 +4.3/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

EXCELLENT INVESTMENT OPPORTUNITY at a BARGAIN PRICE!!! Needs some cosmetics. All utilities have been separated. New electrical boxes & service line. New Plex Plumbing. New water meters-separated. Separate furnaces & hot water tanks. Updated kitchens & baths. Stove & Refrigerator included in each unit. Walking distance to Shopping & Public Transportation.

Key facts

• Eat in kitchen
• Nice front porch
• 5,410 sq ft lot

Tags

• EAT IN KITCHEN
• NICE FRONT PORCH

Property features AI

Finance

• Financial info: Two rental units with estimated rent of about $1,000 per unit

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public sewer; Public water
• Home design: Zoned for 2-family
• Exterior features: Public transportation access

Interior

• Bedrooms: Each unit has 1 bedroom
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two-unit property (multifamily)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Cap rate 23.3% vs local median 5.2% in Avalon — 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 86/100 on livability (#63 in PA, #439 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities C-.
• Northgate SD (suburban): math 25% / reading 57% proficiency, ranked #354 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 80 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $2,710/mo this rent would consume 48% of the median local household income ($68k/yr) (locally 952% 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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 $50k; list at $99k implies a 98% 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 $99,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.74% ✓
• Cap rate: 23.32%
• Cash-on-cash: 60.81%
• DSCR: 3.71
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 62.1%
• Equity multiple: 3.87×
• Total profit: $79,516
• Equity at exit: $14,761

10-year hold

• IRR: 67.4%
• Equity multiple: 8.60×
• Total profit: $210,546
• Equity at exit: $8,560

Cash invested: $27,720 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 80
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,710 high
• Mortgage (P&I): −$519
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $1,405

Break-even live

Break-even rent $932

Max offer price $99,000

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,709
Total (3 units)			$2,710

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Clinton Pl Pittsburgh, PA	4.0	2.0	1760	$2,750	$1.56	1d	1	0.13mi
115 Meade Ave Pittsburgh, PA	4.0	1.0	1392	$1,600	$1.15	43d	1	0.26mi
555 Orchard Ave Bellevue, PA	3.0	1.0	1400	$1,295	$0.93	43d	1	0.37mi
189 N Balph Ave Pittsburgh, PA	3.0	1.0	1550	$1,850	$1.19	43d	1	0.53mi
421 N Ohio St Pittsburgh, PA	3.0	2.0	1747	$2,700	$1.55	1d	1	0.72mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $99,000 Active 1 DOM

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,109 · $176/mo
• Projected year-2 tax: $2,109 · $176/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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,520
• − Mortgage interest: −$5,546
• − Property taxes: −$2,109
• − Insurance: −$495
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − Depreciation: −$2,880
• Taxable income: $16,287
• Est. tax owed @ 24.0%: −$3,909
• After-tax cash flow: $12,948/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: Northgate SD
• NCES district ID: 4217770
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,084
• Composite: 34.15/100
• National rank: #5279
• State rank: #354 of 539 in PA

Livability — Avalon

• Score: 86/100
• State rank: #63
• US rank: #439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avalon, PA
• County: Allegheny County · 1,022,028 people
• City population: 19,642
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

+147.5% since first listed

16 events — show timeline

• 2026-06-17 Listed $99,000 West Penn MLS
• 2014-01-03 Sold (Public Records) $50,000 Public Records
• 2013-12-20 Price Changed $50,000 West Penn MLS
• 2013-12-20 Sold (MLS) $50,000 West Penn MLS
• 2013-12-20 Price Changed $59,900 West Penn MLS
• 2013-08-14 Listed $59,900 West Penn MLS
• 2012-06-29 Listed $43,000 West Penn MLS
• 2010-12-29 Sold (Public Records) $30,000 Public Records
• 2010-12-16 Sold (MLS) $30,000 West Penn MLS
• 2010-12-16 Price Changed $39,500 West Penn MLS
• 2010-11-16 Listed $30,000 West Penn MLS
• 2010-06-09 Listed $39,500 West Penn MLS
• 2010-06-05 Listed $49,000 West Penn MLS
• 2003-04-21 Sold (Public Records) $28,500 Public Records
• 2003-04-10 Sold (MLS) $28,500 West Penn MLS
• 2002-02-25 Listed $40,000 West Penn MLS

Property tax history

-4.5%/yr

Latest (2026): $2,109 · +2.8% YoY. Source: county tax records.