1060 Vance Ave · Coraopolis, PA 15108

$79,900

3 bd · 1.5 ba · 2,176 sqft · SingleFamily public records · 24 Days on market

Built 1940 3,876 sqft lot $37/sqft · 59% below area ↓ 46% since listing

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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 +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling All Investors, Contractors & Flippers! 1060 Vance Ave, Coraopolis, PA 15108 This spacious 5-bedroom, 1.5-bath home is packed with potential and ready for the right buyer to bring it back to life! Perfect for anyone looking to renovate, restore, or flip, this property offers plenty of opportunity to add value and make it your own. Located within walking distance to the heart of Coraopolis and just minutes from Robert Morris University and Cornell High School, the location can’t be beat. Highlights: 5 spacious bedrooms & 1.5 baths Tons of character & potential Great project for investors, contractors, or DIY enthusiasts Walking distance to shops, restaurants & entertainment Quick access to Robert Morris University, Cornell High School & major highways Bring your vision and your toolbox — opportunities like this don’t last long!

Key facts

• Full rehab condition
• Corner lot
• 3,876 sq ft lot

Tags

• CORNER LOT
• FULL REHAB CONDITION
• TOP FLOOR LIVING AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Built prior to current listing (year not specified)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 5.7% in Coraopolis — 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 80/100 on livability (#193 in PA, #1,621 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities B+.
• Cornell SD (suburban): math 16% / reading 39% proficiency, ranked #461 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: property tax is 3.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.35% ✓
• Cap rate: 17.87%
• Cash-on-cash: 41.33%
• DSCR: 2.84
• GRM: 3.5

CMA / ARV

• ARV (median comp): $195,617
• List price: $79,900
• Delta: -59.15%
• 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
1050 Rose Ave	0.13mi	3/2.5	2,040 (-6%)	10mo	$215,000	$105	71
1312 Hiland Ave	0.24mi	3/2.0	2,018 (-7%)	6mo	$216,500	$107	70
1525 State Ave	0.53mi	3/1.0	2,076 (-5%)	0mo	$223,600	$108	65
1430 Ridge Ave	0.34mi	4/2.5 (+1)	2,254 (+4%)	7mo	$255,000	$113	64
932 1st	0.40mi	4/3.0 (+1)	2,112 (-3%)	4mo	$161,335	$76	62
920 Watson St	0.16mi	4/3.0 (+1)	1,926 (-12%)	3mo	$205,000	$106	60
1302 Vance Ave	0.21mi	4/1.5 (+1)	2,428 (+12%)	12mo	$180,000	$74	56
726 George	0.59mi	3/1.5	1,984 (-9%)	9mo	$275,000	$139	51
701 Ferree St	0.53mi	3/2.0	2,328 (+7%)	14mo	$336,000	$144	50
1520 4th Ave	0.58mi	4/2.0 (+1)	1,972 (-9%)	4mo	$295,000	$150	47
1411 Charlton Heights Rd	0.57mi	3/2.5	2,484 (+14%)	11mo	$405,000	$163	37
1702 Vance Ave	0.60mi	4/2.0 (+1)	1,857 (-15%)	14mo	$265,000	$143	28

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 2.72×
• Total profit: $38,416
• Equity at exit: $11,913

10-year hold

• IRR: 46.4%
• Equity multiple: 5.75×
• Total profit: $106,223
• Equity at exit: $6,908

Cash invested: $22,372 (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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$260 /mo · $3,114/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $771

Break-even live

Break-even rent $901

Max offer price $79,900

Occupancy floor 54%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Broadway St Coraopolis, PA	3.0	1.5	1672	$1,799	$1.08	7d	1	0.41mi
1704 State Ave Coraopolis, PA	3.0	2.0	1456	$1,500	$1.03	7d	1	0.68mi
1669 Charlton Heights Rd Coraopolis, PA	3.0	2.5	1738	$2,500	$1.44	17d	1	1.01mi

Listing history 12 events

1. 2026-06-08
   statusdays on market $79,900 Pending 24 DOM
2. 2026-06-07
   days on market $79,900 Active 23 DOM
3. 2026-06-03
   days on market $79,900 Active 19 DOM
4. 2026-06-02
   days on market $79,900 Active 18 DOM
5. 2026-06-01
   days on market $79,900 Active 17 DOM
6. 2026-05-31
   days on market $79,900 Active 16 DOM
7. 2026-05-14
   listed $79,900 Active 183-char remark
8. 2025-12-14
   price $120,000 917-char remark

   Show marketing remark (917 chars)

   Calling All Investors, Contractors & Flippers! 1060 Vance Ave, Coraopolis, PA 15108 This spacious 5-bedroom, 1.5-bath home is packed with potential and ready for the right buyer to bring it back to life! Perfect for anyone looking to renovate, restore, or flip, this property offers plenty of opportunity to add value and make it your own. Located within walking distance to the heart of Coraopolis and just minutes from Robert Morris University and Cornell High School, the location can’t be beat. Highlights: 5 spacious bedrooms & 1.5 baths Tons of character & potential Great project for investors, contractors, or DIY enthusiasts Walking distance to shops, restaurants & entertainment Quick access to Robert Morris University, Cornell High School & major highways Bring your vision and your toolbox — opportunities like this don’t last long!

9. 2025-11-06
   price $170,000 917-char remark

   Show marketing remark (917 chars)

   Calling All Investors, Contractors & Flippers! 1060 Vance Ave, Coraopolis, PA 15108 This spacious 5-bedroom, 1.5-bath home is packed with potential and ready for the right buyer to bring it back to life! Perfect for anyone looking to renovate, restore, or flip, this property offers plenty of opportunity to add value and make it your own. Located within walking distance to the heart of Coraopolis and just minutes from Robert Morris University and Cornell High School, the location can’t be beat. Highlights: 5 spacious bedrooms & 1.5 baths Tons of character & potential Great project for investors, contractors, or DIY enthusiasts Walking distance to shops, restaurants & entertainment Quick access to Robert Morris University, Cornell High School & major highways Bring your vision and your toolbox — opportunities like this don’t last long!

10. 2025-11-06
    status Active 917-char remark

    Show marketing remark (917 chars)

    Calling All Investors, Contractors & Flippers! 1060 Vance Ave, Coraopolis, PA 15108 This spacious 5-bedroom, 1.5-bath home is packed with potential and ready for the right buyer to bring it back to life! Perfect for anyone looking to renovate, restore, or flip, this property offers plenty of opportunity to add value and make it your own. Located within walking distance to the heart of Coraopolis and just minutes from Robert Morris University and Cornell High School, the location can’t be beat. Highlights: 5 spacious bedrooms & 1.5 baths Tons of character & potential Great project for investors, contractors, or DIY enthusiasts Walking distance to shops, restaurants & entertainment Quick access to Robert Morris University, Cornell High School & major highways Bring your vision and your toolbox — opportunities like this don’t last long!

11. 2025-10-22
    historical Contingent 917-char remark

    Show marketing remark (917 chars)

    Calling All Investors, Contractors & Flippers! 1060 Vance Ave, Coraopolis, PA 15108 This spacious 5-bedroom, 1.5-bath home is packed with potential and ready for the right buyer to bring it back to life! Perfect for anyone looking to renovate, restore, or flip, this property offers plenty of opportunity to add value and make it your own. Located within walking distance to the heart of Coraopolis and just minutes from Robert Morris University and Cornell High School, the location can’t be beat. Highlights: 5 spacious bedrooms & 1.5 baths Tons of character & potential Great project for investors, contractors, or DIY enthusiasts Walking distance to shops, restaurants & entertainment Quick access to Robert Morris University, Cornell High School & major highways Bring your vision and your toolbox — opportunities like this don’t last long!

12. 2025-09-07
    listed $148,000 Active 917-char remark

    Show marketing remark (917 chars)

    Calling All Investors, Contractors & Flippers! 1060 Vance Ave, Coraopolis, PA 15108 This spacious 5-bedroom, 1.5-bath home is packed with potential and ready for the right buyer to bring it back to life! Perfect for anyone looking to renovate, restore, or flip, this property offers plenty of opportunity to add value and make it your own. Located within walking distance to the heart of Coraopolis and just minutes from Robert Morris University and Cornell High School, the location can’t be beat. Highlights: 5 spacious bedrooms & 1.5 baths Tons of character & potential Great project for investors, contractors, or DIY enthusiasts Walking distance to shops, restaurants & entertainment Quick access to Robert Morris University, Cornell High School & major highways Bring your vision and your toolbox — opportunities like this don’t last long!

ⓘ 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: $3,114 · $260/mo
• Projected year-2 tax: $3,114 · $260/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 ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,518
• − Mortgage interest: −$4,476
• − Property taxes: −$3,114
• − Insurance: −$400
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$2,324
• Taxable income: $8,601
• Est. tax owed @ 24.0%: −$2,064
• After-tax cash flow: $7,183/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: Cornell SD
• NCES district ID: 4206810
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $36,558
• Composite: 22.75/100
• National rank: #8032
• State rank: #461 of 539 in PA

Livability — Coraopolis

• Score: 80/100
• State rank: #193
• US rank: #1621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coraopolis, PA
• County: Allegheny County · 1,022,028 people
• City population: 42,799
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

-46.0% since first listed

7 events — show timeline

• 2026-06-08 Pending — West Penn MLS
• 2026-05-14 Listed $79,900 West Penn MLS
• 2025-12-14 Price Changed $120,000 West Penn MLS
• 2025-11-06 Price Changed $170,000 West Penn MLS
• 2025-11-06 Relisted — West Penn MLS
• 2025-10-22 Contingent — West Penn MLS
• 2025-09-07 Listed $148,000 West Penn MLS

Property tax history

+0.7%/yr

Latest (2026): $3,114 · +2.8% YoY. Source: county tax records.