779 Darlington Rd · Carnegie, PA 15106

$218,550

3 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 934 Days on market

Built 1951 7,405 sqft lot $154/sqft · 19% below area Est $271k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AUCTION - This Colonial style single family home offers 3 bedrooms and 1 bathrooms with approximately 1416 square feet of living space on a 0.17 acre lot. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (19.3% below list).
• Recommended offer: $168k (23.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#55 in PA, #344 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 67 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 934 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,058 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 934 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.81% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 10.3

CMA / ARV

• ARV (median comp): $270,589
• List price: $218,550
• Delta: -19.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Collier	0.34mi	3/2.0	1,368 (-3%)	1mo	$225,000	$164	76
697 Shadow Dr	0.08mi	3/2.0	1,508 (+6%)	16mo	$284,900	$189	71
709 Logan St	0.52mi	3/2.0	1,440 (+2%)	2mo	$71,000	$49	69
533 Flynn Ave	0.44mi	3/1.5	1,440 (+2%)	13mo	$159,000	$110	66
416 Reamer Ave	0.62mi	3/2.0	1,430 (+1%)	6mo	$240,000	$168	62
70 Thelma St	0.26mi	2/1.5 (-1)	1,271 (-10%)	13mo	$210,000	$165	55
609 6th Ave	0.41mi	3/2.0	1,313 (-7%)	14mo	$225,000	$171	55
523 Hulton St	0.46mi	3/1.5	1,536 (+8%)	13mo	$231,000	$150	54
815 W Main St	0.58mi	2/1.5 (-1)	1,494 (+6%)	8mo	$147,500	$99	52
524 Reamer Dr	0.65mi	3/1.5	1,322 (-7%)	11mo	$260,000	$197	49
302 Midland Ave	0.46mi	3/1.5	1,624 (+15%)	10mo	$196,000	$121	46
602 Hulton St	0.39mi	3/1.0	1,219 (-14%)	14mo	$200,000	$164	45

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.20×
• Total profit: $-49,034
• Equity at exit: $32,587

10-year hold

• IRR: -11.3%
• Equity multiple: 0.24×
• Total profit: $-46,388
• Equity at exit: $18,896

Cash invested: $61,194 (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 15106

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 67
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,146
• Tax from tax record: −$442 /mo · $5,306/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-286

Break-even live

Break-even rent $2,126

Max offer price $168,058

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-224	+0% $-286	+5% $-348	+10% $-410
Rent	-10% $-425	-5% $-355	+0% $-286	+5% $-216	+10% $-146
Rate	-1.0pp $-176	-0.5pp $-230	base $-286	+0.5pp $-342	+1.0pp $-400

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: $54,638
• Closing costs: $6,556
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
356 Sunrise Dr Carnegie, PA	3.0	2.5	1728	$2,500	$1.45	24d	1	0.17mi
312 Midland Ave Carnegie, PA	3.0	1.0	1332	$1,400	$1.05	44d	1	0.42mi
100 Branch St Carnegie, PA	3.0	1.0	1606	$1,590	$0.99	24d	1	0.44mi
303 Lexington Ct Carnegie, PA	2.0	1.0	1144	$1,200	$1.05	11d	1	0.48mi
230 Magazine St Unit 2 Carnegie, PA	2.0	1.0	1200	$1,295	$1.08	44d	1	0.81mi
851 Kennedy St Carnegie, PA	3.0	1.0	1100	$1,800	$1.64	24d	1	0.92mi
525 Carothers Ave Ste 2 Carnegie, PA	3.0	1.0	1600	$1,000	$0.62	24d	1	0.93mi
834 Washington Ave Carnegie, PA	1.0–2.0	1.0–2.0	1026	$1,638	$1.60	3d	11	1.03mi
1900 Tee Ct Presto, PA	1.0–3.0	1.0–2.0	981	$2,128	$2.17	2d	9	1.09mi

Listing history 21 events

1. 2026-06-21
   days on market $218,550 Active 934 DOM
2. 2026-06-18
   days on market $218,550 Active 931 DOM
3. 2026-06-17
   days on market $218,550 Active 930 DOM
4. 2026-06-16
   days on market $218,550 Active 929 DOM
5. 2026-06-15
   days on market $218,550 Active 928 DOM
6. 2026-06-13
   days on market $218,550 Active 926 DOM
7. 2026-06-09
   days on market $218,550 Active 922 DOM
8. 2026-06-08
   days on market $218,550 Active 921 DOM
9. 2026-06-07
   days on market $218,550 Active 920 DOM
10. 2026-06-05
    days on market $218,550 Active 917 DOM
11. 2026-06-03
    days on market $218,550 Active 916 DOM
12. 2026-06-02
    days on market $218,550 Active 915 DOM
13. 2026-06-01
    days on market $218,550 Active 914 DOM
14. 2026-05-31
    days on market $218,550 Active 913 DOM
15. 2023-11-30
    listed $218,550 Active 425-char remark

    Show marketing remark (425 chars)

    AUCTION - This Colonial style single family home offers 3 bedrooms and 1 bathrooms with approximately 1416 square feet of living space on a 0.17 acre lot. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

16. 2018-08-28
    soldstatus $192,000
17. 2018-08-24
    soldstatus $192,000 Sold 675-char remark

    Show marketing remark (675 chars)

    The moment you step inside you will know that you have found your home. Two bedrooms on the main level and a large Master Bedroom with walk in closet upstairs. This house is a "must see inside". So many layers of living space from the main level, upstairs master to the finished family room on the lower level complete with a bar and a second kitchen. Step out into the three season room for even more enjoyable living space and then to the terraced back yard complete with a storage shed. All this and located in the Chartiers Valley school district! Close to the interstate and all the amenities of Carnegie and so, so close to Pittsburgh, the city of Champions!

18. 2018-08-13
    status Under Contract 675-char remark

    Show marketing remark (675 chars)

    The moment you step inside you will know that you have found your home. Two bedrooms on the main level and a large Master Bedroom with walk in closet upstairs. This house is a "must see inside". So many layers of living space from the main level, upstairs master to the finished family room on the lower level complete with a bar and a second kitchen. Step out into the three season room for even more enjoyable living space and then to the terraced back yard complete with a storage shed. All this and located in the Chartiers Valley school district! Close to the interstate and all the amenities of Carnegie and so, so close to Pittsburgh, the city of Champions!

19. 2018-06-27
    historical Contingent 675-char remark

    Show marketing remark (675 chars)

    The moment you step inside you will know that you have found your home. Two bedrooms on the main level and a large Master Bedroom with walk in closet upstairs. This house is a "must see inside". So many layers of living space from the main level, upstairs master to the finished family room on the lower level complete with a bar and a second kitchen. Step out into the three season room for even more enjoyable living space and then to the terraced back yard complete with a storage shed. All this and located in the Chartiers Valley school district! Close to the interstate and all the amenities of Carnegie and so, so close to Pittsburgh, the city of Champions!

20. 2018-06-14
    listed $194,900 Active 675-char remark

    Show marketing remark (675 chars)

    The moment you step inside you will know that you have found your home. Two bedrooms on the main level and a large Master Bedroom with walk in closet upstairs. This house is a "must see inside". So many layers of living space from the main level, upstairs master to the finished family room on the lower level complete with a bar and a second kitchen. Step out into the three season room for even more enjoyable living space and then to the terraced back yard complete with a storage shed. All this and located in the Chartiers Valley school district! Close to the interstate and all the amenities of Carnegie and so, so close to Pittsburgh, the city of Champions!

21. 1981-12-17
    soldstatus $52,000

ⓘ 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: $5,306 · $442/mo
• Projected year-2 tax: $5,306 · $442/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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,167
• − Mortgage interest: −$12,242
• − Property taxes: −$5,306
• − Insurance: −$1,093
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$6,358
• Taxable loss: −$7,218
• Est. tax savings @ 24.0%: +$1,732
• After-tax cash flow: $-1,697/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: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Carnegie

• Score: 86/100
• State rank: #55
• US rank: #344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 19,244
• Metro: Pittsburgh, PA
• Population (ZIP): 19,244
• Household income: $77,247
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 410.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% Russian/Polish/Slavic 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: ▼ -119.52%
• Current HPI: 255.0295
• Rent YoY: ▲ 5.45%
• 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

+320.3% since first listed

7 events — show timeline

• 2023-11-30 Listed $218,550 BRIGHT MLS
• 2018-08-28 Sold (Public Records) $192,000 Public Records
• 2018-08-24 Sold (MLS) $192,000 West Penn MLS
• 2018-08-13 Pending — West Penn MLS
• 2018-06-27 Contingent — West Penn MLS
• 2018-06-14 Listed $194,900 West Penn MLS
• 1981-12-17 Sold (Public Records) $52,000 Public Records

Property tax history

+8.3%/yr

Latest (2026): $5,306 · +4.3% YoY. Source: county tax records.