712.5 Penn St · North Braddock, PA 15104

$9,000

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 147 Days on market

Built 1915 762 sqft lot $11/sqft · 82% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This 2 bedroom, 1 bath, 850 square foot home is being sold as is along with the adjacent vacant lot. The property features a covered front porch and will require full renovation to pass an occupancy inspection.

Key facts

• Covered front porch
• Full renovation
• Built 1915

Tags

• COVERED FRONT PORCH
• FULL RENOVATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $9k).
• Recommended offer: $8k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#550 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 31% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $62 of loan paydown is wiped out by about $146 of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $840; list at $9k implies a 971% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 11.49% ✓
• Cap rate: 106.97%
• Cash-on-cash: 359.55%
• DSCR: 17.00
• GRM: 0.7

CMA / ARV

• ARV (median comp): $48,819
• List price: $9,000
• Delta: -81.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Coalmont St	0.09mi	2/1.0	918 (+7%)	16mo	$35,000	$38	71
213 Fleet St	0.60mi	2/2.0	792 (-8%)	11mo	$77,216	$97	46
2691 Woodstock Ave	0.69mi	3/1.5 (+1)	910 (+6%)	9mo	$100,000	$110	42

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

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 19.72×
• Total profit: $47,178
• Equity at exit: $1,907

10-year hold

• IRR: —
• Equity multiple: 42.09×
• Total profit: $103,551
• Equity at exit: $1,784

Cash invested: $2,520 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$47
• Tax est. 1.5%: −$11 /mo · $135/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $755

Break-even live

Break-even rent $79

Max offer price $9,000

Occupancy floor 22%

Sensitivity live

Price	-10% $761	-5% $758	+0% $755	+5% $752	+10% $749
Rent	-10% $673	-5% $714	+0% $755	+5% $796	+10% $837
Rate	-1.0pp $760	-0.5pp $757	base $755	+0.5pp $753	+1.0pp $750

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: $2,250
• Closing costs: $270
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 Kirkpatrick Ave Unit 8171-A Braddock, PA	2.0	1.0	866	$800	$0.92	45d	1	0.30mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	25d	1	0.35mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	25d	1	0.72mi
207 Montana Ave Pittsburgh, PA	2.0	1.0	840	$1,000	$1.19	25d	1	0.86mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	0.99mi
12 Demmer Ave Unit 2 Pittsburgh, PA	1.0	1.0	750	$725	$0.97	25d	1	1.07mi
1310 Brinton Ave Unit 1 Braddock, PA	2.0	1.0	800	$1,000	$1.25	45d	1	1.10mi
17 Sumner Ave Pittsburgh, PA	1.0	1.0	800	$950	$1.19	45d	1	1.18mi
2319 S Braddock Ave Unit 2 Pittsburgh, PA	1.0	1.0	600	$1,090	$1.82	25d	1	1.23mi
7801 Lloyd Ave Unit 105 Pittsburgh, PA	1.0	1.0	750	$970	$1.29	25d	1	1.26mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	4d	1	1.27mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	1.28mi
1508 Ridge Ave Unit 3 Braddock, PA	1.0	1.0	850	$680	$0.80	45d	1	1.29mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	1.33mi
411 Franklin St Unit 3 East Pittsburgh, PA	1.0	1.0	646	$1,050	$1.63	45d	1	1.40mi
2121 Milligan Ave Unit 6 Pittsburgh, PA	2.0	1.0	800	$1,300	$1.62	5d	1	1.42mi
2121 Milligan Ave Unit 3 Pittsburgh, PA	2.0	1.0	800	$1,195	$1.49	45d	1	1.42mi
1635 Ardmore Blvd Pittsburgh, PA	1.0	1.0	650	$800	$1.23	22d	1	1.44mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	45d	1	1.46mi

Listing history 4 events

1. 2026-05-15
   status Pending 210-char remark

   Show marketing remark (210 chars)

   This 2 bedroom, 1 bath, 850 square foot home is being sold as is along with the adjacent vacant lot. The property features a covered front porch and will require full renovation to pass an occupancy inspection.

2. 2025-12-19
   listed $9,000 Active 210-char remark

   Show marketing remark (210 chars)

   This 2 bedroom, 1 bath, 850 square foot home is being sold as is along with the adjacent vacant lot. The property features a covered front porch and will require full renovation to pass an occupancy inspection.

3. 2001-04-03
   soldstatus $840
4. 1994-11-07
   soldstatus $25,700

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

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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,414
• − Mortgage interest: −$504
• − Property taxes: −$135
• − Insurance: −$45
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$262
• Taxable income: $9,482
• Est. tax owed @ 24.0%: −$2,276
• After-tax cash flow: $6,785/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — North Braddock

• Score: 73/100
• State rank: #550
• US rank: #5126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 7,946
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -1.62%
• Current HPI: 138.912
• Rent YoY: —
• 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

-65.0% since first listed

4 events — show timeline

• 2026-05-15 Pending — West Penn MLS
• 2025-12-19 Listed $9,000 West Penn MLS
• 2001-04-03 Sold (Public Records) $840 Public Records
• 1994-11-07 Sold (Public Records) $25,700 Public Records

Property tax history

+11.6%/yr

Latest (2026): $893 · +2.9% YoY. Source: county tax records.