1704 Sylvan Ave · Harrison, PA 15065

$75,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 24 Days on market

Built 1910

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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
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

As is. Will need a complete remodel to make it your dream home. Garage slab and foundation is present and ready to be built as well. Accepting as is price or best offer

Key facts

• Built 1910
• Listed 24 days

Property features AI

Exterior

• Home design: Built in 1910
• Construction: Finished living area approximately 1440
• Exterior features: Located in the Sylvan Park neighborhood

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 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: 1.60% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.98%
• DSCR: 1.98
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $203,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Sylvan Ave	0.09mi	3/2.0	1,386 (-4%)	12mo	$186,000	$134	75
1521 Melrose Ave	0.20mi	4/2.0 (+1)	1,477 (+3%)	7mo	$231,500	$157	72
1411 Springhill Rd	0.31mi	3/2.0	1,406 (-2%)	8mo	$163,000	$116	71
1532 Neely St	0.15mi	2/1.0 (-1)	1,232 (-14%)	0mo	$169,900	$138	64
1118 Lane Ave	0.74mi	3/2.0	1,441 (+0%)	3mo	$221,000	$153	59
2318 Cottage Ave	0.41mi	4/1.5 (+1)	1,392 (-3%)	12mo	$165,000	$119	58
1318 Pennsylvania Ave	0.41mi	3/1.5	1,243 (-14%)	0mo	$149,000	$120	56
2606 Monroe St	0.59mi	3/2.0	1,353 (-6%)	9mo	$106,000	$78	51
800 Jefferson Ave	0.57mi	3/1.5	1,326 (-8%)	10mo	$187,000	$141	50
1103 Dallas Ave	0.69mi	2/1.5 (-1)	1,310 (-9%)	0mo	$229,000	$175	45
1210 Fairmont Ave	0.59mi	3/1.5	1,228 (-15%)	3mo	$185,000	$151	44
307 Mcwilliams Dr	0.66mi	4/2.0 (+1)	1,298 (-10%)	10mo	$300,000	$231	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 14.7%
• Equity multiple: 1.59×
• Total profit: $12,395
• Equity at exit: $11,183

10-year hold

• IRR: 23.5%
• Equity multiple: 3.03×
• Total profit: $42,533
• Equity at exit: $6,485

Cash invested: $21,000 (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 15065

• Home prices YoY: -19.3%
• Active inventory: 31
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $385

Break-even live

Break-even rent $715

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Lilac St Natrona Heights, PA	2.0	1.0	875	$900	$1.03	1d	1	0.31mi
1715 State St Natrona Heights, PA	2.0	2.0	1007	$1,300	$1.29	1d	1	0.53mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	1d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 24 DOM
2. 2026-06-17
   days on market $75,000 Active 23 DOM
3. 2026-06-16
   days on market $75,000 Active 22 DOM
4. 2026-06-15
   days on market $75,000 Active 21 DOM
5. 2026-06-13
   days on market $75,000 Active 19 DOM
6. 2026-06-13
   days on market $75,000 Active 18 DOM
7. 2026-06-09
   days on market $75,000 Active 15 DOM
8. 2026-06-08
   days on market $75,000 Active 14 DOM
9. 2026-06-07
   days on market $75,000 Active 13 DOM
10. 2026-06-05
    days on market $75,000 Active 10 DOM
11. 2026-06-03
    days on market $75,000 Active 9 DOM
12. 2026-06-02
    days on market $75,000 Active 8 DOM
13. 2026-06-01
    days on market $75,000 Active 7 DOM
14. 2026-05-31
    days on market $75,000 Active 6 DOM
15. 2026-05-26
    listed $75,000 Active
16. 1979-10-02
    soldstatus $25,000

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,419
• − Mortgage interest: −$4,201
• − Property taxes: −$1,680
• − Insurance: −$375
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,182
• Taxable income: $3,674
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $3,735/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Harrison

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Natrona Heights, PA
• Population (ZIP): 10,927

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 18% Serbian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · 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: ▼ -60.64%
• Current HPI: 252.9355
• Rent YoY: —
• Metro: —
• 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

+200.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $75,000 FSBO.com
• 1979-10-02 Sold (Public Records) $25,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $1,680 · +0.0% YoY. Source: county tax records.