421 Tivoli Rd · Plum, PA 15239

$134,900

3 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 3 Days on market

Built 1968 9,208 sqft lot Est $230k · 41% under

---

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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER PRICED TO SELL SHARP GAMEROOM WITH FIREPLACE FENCED YARD HOME WARRANTY INCLUDED

Key facts

• On-street parking
• Driveway
• Integral garage

Tags

• FINISHED BASEMENT
• DRIVEWAY
• INTEGRAL GARAGE
• ON-STREET PARKING
• VALUE-ADD IMPROVEMENTS
• KEY MECHANICAL UPDATES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property; Asphalt roof; Frame construction
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Hardwood and tile flooring; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.5% vs local median 3.3% in Plum — 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 71/100 on livability (#730 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Plum Borough SD (suburban): math 48% / reading 63% proficiency, ranked #91 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 82 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y 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 $69k; list at $135k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1968 — 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. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $229,665
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Surfside Dr	0.22mi	3/2.5	1,300 (+4%)	7mo	$315,000	$242	72
878 Blue Ridge Rd	0.45mi	3/1.5	1,288 (+3%)	7mo	$223,750	$174	67
1541 Sugarloaf	0.57mi	3/1.5	1,260 (+0%)	10mo	$229,900	$182	62
129 Skyline Dr	0.64mi	3/1.5	1,278 (+2%)	6mo	$178,000	$139	60
508 Presque Isle Dr	0.34mi	3/2.0	1,382 (+10%)	5mo	$180,000	$130	59
361 Holiday Park Dr	0.47mi	3/2.0	1,368 (+9%)	2mo	$249,900	$183	58
267 Great Smokey Dr	0.73mi	3/1.5	1,288 (+3%)	3mo	$287,000	$223	57
210 Great Smokey Dr	0.64mi	3/1.5	1,191 (-5%)	5mo	$215,000	$181	55
306 Knollview Dr	0.71mi	3/2.0	1,293 (+3%)	7mo	$290,000	$224	52
144 Alcan Dr	0.67mi	4/2.0 (+1)	1,230 (-2%)	7mo	$180,000	$146	51
2289 Chapparal Dr	0.64mi	3/2.5	1,432 (+14%)	4mo	$319,000	$223	37
283 Mckim Dr	0.72mi	3/2.5	1,417 (+13%)	5mo	$300,000	$212	35

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $8,168
• Equity at exit: $20,114

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $46,023
• Equity at exit: $11,664

Cash invested: $37,772 (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 15239

• Active inventory: 82
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$707
• Tax from tax record: −$267 /mo · $3,198/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $470

Break-even live

Break-even rent $1,304

Max offer price $134,900

Occupancy floor 70%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
564 Carnival Dr Pittsburgh, PA	3.0	2.0	1257	$1,995	$1.59	43d	1	0.28mi
741 Pine Valley Dr Pittsburgh, PA	3.0	2.0	1424	$1,795	$1.26	12d	1	0.61mi
80 Sandune Dr Pittsburgh, PA	3.0	1.0–2.5	1004	$2,250	$2.24	1d	1	0.67mi
101 Serenity Dr Plum, PA	1.0–2.0	1.0	893	$1,136	$1.27	16d	1	1.18mi
9153 Saltsburg Rd Pittsburgh, PA	4.0	1.0	1404	$815	$0.58	21d	1	1.23mi
104 Teton Dr Pittsburgh, PA	3.0	2.5	1564	$2,400	$1.53	1d	1	1.23mi
5014 Ozark Dr Pittsburgh, PA	3.0	1.5	1148	$1,150	$1.00	19d	1	1.44mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $134,900 Pending 3 DOM
2. 2026-06-05
   days on market $134,900 Active 2 DOM
3. 2026-06-02
   remarks 553-char remark
4. 2026-06-02
   listed $134,900 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: $3,198 · $267/mo
• Projected year-2 tax: $3,198 · $267/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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,788
• − Mortgage interest: −$7,556
• − Property taxes: −$3,198
• − Insurance: −$674
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$3,924
• Taxable income: $3,788
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $4,731/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: Plum Borough SD
• NCES district ID: 4219350
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 63% ▼ -16.00%
• Median HH income: $67,665
• Composite: 48.98/100
• National rank: #2073
• State rank: #91 of 539 in PA

Livability — Plum

• Score: 71/100
• State rank: #730
• US rank: #7292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plum, PA
• City population: 21,414
• Population (ZIP): 21,414

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 (91%)
• Race & ethnicity: White 91% Black 3% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -182.05%
• Current HPI: 236.4886
• 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

+178.4% since first listed

6 events — show timeline

• 2026-06-02 Listed $134,900 West Penn MLS
• 1995-04-28 Sold (Public Records) $69,000 Public Records
• 1995-04-27 Sold (MLS) $69,000 West Penn MLS
• 1995-01-27 Listed $74,900 West Penn MLS
• 1987-05-20 Sold (Public Records) $54,500 Public Records
• 1985-03-01 Sold (Public Records) $48,450 Public Records

Property tax history

+2.3%/yr

Latest (2026): $3,198 · +1.4% YoY. Source: county tax records.