2517 C St · Liberty, PA 15133

$80,000

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 65 Days on market

Built 1947 3,301 sqft lot $123/sqft · 7% above area Est $74k · 7% over

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Why this score? — see what drove the C 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 +20.4/30.0
• Appreciation +7.3/10.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• ARV discount +4.2/15.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor opportunity with stable income potential. Solid home featuring 2 bedroom and 1 full bath, currently tenant-occupied with a long-term tenant in place. Property includes central heat and A/C, refrigerator, electric range, washer/dryer. New furnace in 2016 Well-suited for investors seeking a straightforward, income-producing asset and a strong addition to a rental portfolio. Can be purchased individually or as part of a larger investment portfolio.

Key facts

• New furnace
• Electric range
• Washer dryer

Tags

• CENTRAL HEAT AND A/C
• REFRIGERATOR
• ELECTRIC RANGE
• WASHER DRYER
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.3% in Liberty — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 16% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 B-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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (median comp): $74,466
• List price: $80,000
• Delta: 7.43%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2811 F St	0.21mi	2/1.0	672 (+4%)	20mo	$25,000	$37	67
413 31st St	0.70mi	1/1.0 (-1)	588 (-9%)	18mo	$56,000	$95	31

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.02×
• Total profit: $22,896
• Equity at exit: $43,034

10-year hold

• IRR: 17.1%
• Equity multiple: 3.89×
• Total profit: $64,690
• Equity at exit: $72,434

Cash invested: $22,400 (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 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $880 high
• Mortgage (P&I): −$420
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $103

Break-even live

Break-even rent $749

Max offer price $80,000

Occupancy floor 83%

Sensitivity live

Price	-10% $149	-5% $126	+0% $103	+5% $81	+10% $58
Rent	-10% $34	-5% $69	+0% $103	+5% $138	+10% $173
Rate	-1.0pp $144	-0.5pp $124	base $103	+0.5pp $83	+1.0pp $62

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2860 Washington Blvd Unit 3 McKeesport, PA	1.0	1.0	600	$799	$1.33	44d	1	0.92mi
2860 Washington Blvd Unit 5 McKeesport, PA	1.0	1.0	600	$799	$1.33	24d	1	0.92mi
313 San Juan Dr McKeesport, PA	1.0	1.0	520	$775	$1.49	24d	1	1.11mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	1.35mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	44d	1	1.35mi

Listing history 22 events

1. 2026-06-18
   days on market $80,000 Active 65 DOM
2. 2026-06-17
   days on market $80,000 Active 64 DOM
3. 2026-06-16
   days on market $80,000 Active 63 DOM
4. 2026-06-15
   days on market $80,000 Active 62 DOM
5. 2026-06-13
   days on market $80,000 Active 60 DOM
6. 2026-06-13
   days on market $80,000 Active 59 DOM
7. 2026-06-09
   days on market $80,000 Active 56 DOM
8. 2026-06-08
   days on market $80,000 Active 55 DOM
9. 2026-06-07
   days on market $80,000 Active 54 DOM
10. 2026-06-05
    days on market $80,000 Active 51 DOM
11. 2026-06-03
    days on market $80,000 Active 50 DOM
12. 2026-06-02
    days on market $80,000 Active 49 DOM
13. 2026-06-01
    days on market $80,000 Active 48 DOM
14. 2026-05-31
    days on market $80,000 Active 47 DOM
15. 2026-04-14
    listed $80,000 Active 461-char remark

    Show marketing remark (461 chars)

    Investor opportunity with stable income potential. Solid home featuring 2 bedroom and 1 full bath, currently tenant-occupied with a long-term tenant in place. Property includes central heat and A/C, refrigerator, electric range, washer/dryer. New furnace in 2016 Well-suited for investors seeking a straightforward, income-producing asset and a strong addition to a rental portfolio. Can be purchased individually or as part of a larger investment portfolio.

16. 2009-01-12
    soldstatus $15,000
17. 2008-12-18
    soldstatus $15,000 133-char remark

    Show marketing remark (133 chars)

    Corporate owned, sold as is, visit www. PriorityRealty.net for addendum instructions, list office holds h/m, no utilities-take light.

18. 2008-11-12
    listed $13,900 133-char remark

    Show marketing remark (133 chars)

    Corporate owned, sold as is, visit www. PriorityRealty.net for addendum instructions, list office holds h/m, no utilities-take light.

19. 1999-10-21
    soldstatus $38,000
20. 1999-10-18
    soldstatus $31,000
21. 1999-07-23
    listed $35,000
22. 1984-06-19
    soldstatus $23,500

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,562
• − Mortgage interest: −$4,481
• − Property taxes: −$1,669
• − Insurance: −$400
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$2,327
• Taxable loss: −$6
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $1,242/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: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

Livability — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,139
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 94.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 4.52%
• Current HPI: 214.5922
• 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

+240.4% since first listed

8 events — show timeline

• 2026-04-14 Listed $80,000 West Penn MLS
• 2009-01-12 Sold (Public Records) $15,000 Public Records
• 2008-12-18 Sold (MLS) $15,000 West Penn MLS
• 2008-11-12 Listed $13,900 West Penn MLS
• 1999-10-21 Sold (Public Records) $38,000 Public Records
• 1999-10-18 Sold (MLS) $31,000 West Penn MLS
• 1999-07-23 Listed $35,000 West Penn MLS
• 1984-06-19 Sold (Public Records) $23,500 Public Records

Property tax history

+4.7%/yr

Latest (2026): $1,669 · +6.0% YoY. Source: county tax records.