830 Elmwood St · Port Vue, PA 15133

$84,900

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 104 Days on market

Built 1923 2,953 sqft lot $81/sqft · at area comps Est $88k · at est.

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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 +25.8/30.0
• ARV discount +9.1/15.0
• DSCR +8.6/10.0
• 1% rule +8.1/10.0
• Appreciation +7.3/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-bedroom, 1 full bath home featuring a spacious upper attic with a half bath, perfect for an office or extra living space. Enjoy a full basement for storage or future finishing. This home offers a functional layout, plenty of natural light, and a private yard. Conveniently located near schools, parks, shopping, and major roadways, it’s a great opportunity for homeowners or investors.

Key facts

• Near schools
• Near shopping
• Full basement

Tags

• UPPER ATTIC
• FULL BASEMENT
• PRIVATE YARD
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#545 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $4k of equity ($587 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $35k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.31% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.46
• GRM: 6.4

CMA / ARV

• ARV (median comp): $87,968
• List price: $84,900
• Delta: -3.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Archer St	0.15mi	2/1.0	1,024 (-2%)	5mo	$53,000	$52	86
505 Manning Ave	0.11mi	2/2.0	1,072 (+3%)	3mo	$168,000	$157	84
435 Pacific St	0.29mi	2/1.0	1,024 (-2%)	1mo	$24,000	$23	83
418 Arctic St	0.41mi	3/1.0 (+1)	1,032 (-1%)	7mo	$90,000	$87	68
411 Archer St	0.11mi	3/1.0 (+1)	1,120 (+7%)	12mo	$65,139	$58	68
1375 Washington Blvd	0.49mi	2/1.0	945 (-10%)	2mo	$93,500	$99	60
1310 Beverly	0.55mi	2/1.0	910 (-13%)	5mo	$82,000	$90	48
1008 Upston St	0.40mi	2/1.0	888 (-15%)	10mo	$42,000	$47	48
1023 Bellair Rd	0.62mi	3/2.0 (+1)	1,085 (+4%)	10mo	$165,000	$152	47
1434 Washington Blvd	0.73mi	3/2.0 (+1)	1,053 (+1%)	10mo	$153,500	$146	47
320 Dersam St	0.63mi	2/1.0	909 (-13%)	5mo	$87,500	$96	45
1347 Coronado	0.66mi	3/2.0 (+1)	1,164 (+12%)	8mo	$110,000	$95	34

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: 20.8%
• Equity multiple: 2.28×
• Total profit: $30,525
• Equity at exit: $45,670

10-year hold

• IRR: 20.9%
• Equity multiple: 4.46×
• Total profit: $82,172
• Equity at exit: $76,871

Cash invested: $23,772 (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 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$445
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $207

Break-even live

Break-even rent $849

Max offer price $84,900

Occupancy floor 76%

Sensitivity live

Price	-10% $255	-5% $231	+0% $207	+5% $183	+10% $159
Rent	-10% $119	-5% $163	+0% $207	+5% $251	+10% $295
Rate	-1.0pp $250	-0.5pp $229	base $207	+0.5pp $185	+1.0pp $163

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	44d	1	0.70mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	0.76mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	44d	1	0.76mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	0.76mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	24d	1	0.87mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	2d	1	0.93mi
308 Marie St Glassport, PA	2.0	1.0	850	$925	$1.09	17d	1	0.98mi
6 4th St Dravosburg, PA	2.0	1.0	1250	$1,350	$1.08	24d	1	0.98mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	4d	1	1.34mi
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	44d	1	1.36mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	44d	1	1.39mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	44d	1	1.41mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	44d	1	1.43mi
1704 Anna Ave West Mifflin, PA	2.0	1.5	1160	$1,395	$1.20	24d	1	1.48mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	15d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $84,900 Active 104 DOM
2. 2026-06-17
   days on market $84,900 Active 103 DOM
3. 2026-06-16
   days on market $84,900 Active 102 DOM
4. 2026-06-15
   days on market $84,900 Active 101 DOM
5. 2026-06-13
   days on market $84,900 Active 99 DOM
6. 2026-06-13
   pricedays on market $84,900 Active 98 DOM
7. 2026-06-09
   days on market $94,900 Active 95 DOM
8. 2026-06-08
   days on market $94,900 Active 94 DOM
9. 2026-06-07
   days on market $94,900 Active 93 DOM
10. 2026-06-05
    days on market $94,900 Active 90 DOM
11. 2026-06-03
    days on market $94,900 Active 89 DOM
12. 2026-06-02
    days on market $94,900 Active 88 DOM
13. 2026-06-01
    days on market $94,900 Active 87 DOM
14. 2026-05-31
    days on market $94,900 Active 86 DOM
15. 2026-05-01
    price $94,900 402-char remark

    Show marketing remark (402 chars)

    Charming 2-bedroom, 1 full bath home featuring a spacious upper attic with a half bath, perfect for an office or extra living space. Enjoy a full basement for storage or future finishing. This home offers a functional layout, plenty of natural light, and a private yard. Conveniently located near schools, parks, shopping, and major roadways, it’s a great opportunity for homeowners or investors.

16. 2026-04-27
    price $99,900 402-char remark

    Show marketing remark (402 chars)

    Charming 2-bedroom, 1 full bath home featuring a spacious upper attic with a half bath, perfect for an office or extra living space. Enjoy a full basement for storage or future finishing. This home offers a functional layout, plenty of natural light, and a private yard. Conveniently located near schools, parks, shopping, and major roadways, it’s a great opportunity for homeowners or investors.

17. 2026-04-18
    price $104,900 402-char remark

    Show marketing remark (402 chars)

    Charming 2-bedroom, 1 full bath home featuring a spacious upper attic with a half bath, perfect for an office or extra living space. Enjoy a full basement for storage or future finishing. This home offers a functional layout, plenty of natural light, and a private yard. Conveniently located near schools, parks, shopping, and major roadways, it’s a great opportunity for homeowners or investors.

18. 2026-04-02
    price $109,900 402-char remark

    Show marketing remark (402 chars)

    Charming 2-bedroom, 1 full bath home featuring a spacious upper attic with a half bath, perfect for an office or extra living space. Enjoy a full basement for storage or future finishing. This home offers a functional layout, plenty of natural light, and a private yard. Conveniently located near schools, parks, shopping, and major roadways, it’s a great opportunity for homeowners or investors.

19. 2026-03-19
    price $114,900 402-char remark

    Show marketing remark (402 chars)

    Charming 2-bedroom, 1 full bath home featuring a spacious upper attic with a half bath, perfect for an office or extra living space. Enjoy a full basement for storage or future finishing. This home offers a functional layout, plenty of natural light, and a private yard. Conveniently located near schools, parks, shopping, and major roadways, it’s a great opportunity for homeowners or investors.

20. 2026-03-06
    listed $119,900 Active 402-char remark

    Show marketing remark (402 chars)

    Charming 2-bedroom, 1 full bath home featuring a spacious upper attic with a half bath, perfect for an office or extra living space. Enjoy a full basement for storage or future finishing. This home offers a functional layout, plenty of natural light, and a private yard. Conveniently located near schools, parks, shopping, and major roadways, it’s a great opportunity for homeowners or investors.

21. 2021-08-30
    status Pending 415-char remark

    Show marketing remark (415 chars)

    Cottage style home with inviting front porch. Partial brick home with spacious rooms, 3 bedrooms, including an eat in kitchen. Two bedrooms and bath on the main level. Small office area off of kitchen with rear stairs leading to master bedroom that includes a 1/2 bath. Storage in the eves and a closet. A walkout basement that leads to a fenced in backyard. Basement includes a half bath with a large laundry area.

22. 2021-08-26
    soldstatus $81,000 Closed 415-char remark

    Show marketing remark (415 chars)

    Cottage style home with inviting front porch. Partial brick home with spacious rooms, 3 bedrooms, including an eat in kitchen. Two bedrooms and bath on the main level. Small office area off of kitchen with rear stairs leading to master bedroom that includes a 1/2 bath. Storage in the eves and a closet. A walkout basement that leads to a fenced in backyard. Basement includes a half bath with a large laundry area.

23. 2021-07-31
    historical Contingent 415-char remark

    Show marketing remark (415 chars)

    Cottage style home with inviting front porch. Partial brick home with spacious rooms, 3 bedrooms, including an eat in kitchen. Two bedrooms and bath on the main level. Small office area off of kitchen with rear stairs leading to master bedroom that includes a 1/2 bath. Storage in the eves and a closet. A walkout basement that leads to a fenced in backyard. Basement includes a half bath with a large laundry area.

24. 2021-07-18
    price $89,000 415-char remark

    Show marketing remark (415 chars)

    Cottage style home with inviting front porch. Partial brick home with spacious rooms, 3 bedrooms, including an eat in kitchen. Two bedrooms and bath on the main level. Small office area off of kitchen with rear stairs leading to master bedroom that includes a 1/2 bath. Storage in the eves and a closet. A walkout basement that leads to a fenced in backyard. Basement includes a half bath with a large laundry area.

25. 2021-07-02
    listed $99,900 Active 415-char remark

    Show marketing remark (415 chars)

    Cottage style home with inviting front porch. Partial brick home with spacious rooms, 3 bedrooms, including an eat in kitchen. Two bedrooms and bath on the main level. Small office area off of kitchen with rear stairs leading to master bedroom that includes a 1/2 bath. Storage in the eves and a closet. A walkout basement that leads to a fenced in backyard. Basement includes a half bath with a large laundry area.

26. 2016-09-30
    price $50,000
27. 2016-09-29
    soldstatus $50,000 Sold
28. 2016-08-31
    status Under Contract
29. 2016-08-30
    price $60,000
30. 2016-08-18
    listed $60,000 Active
31. 1988-10-28
    soldstatus $26,000

ⓘ 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: $2,279 · $190/mo
• Projected year-2 tax: $2,279 · $190/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: $13,329
• − Mortgage interest: −$4,756
• − Property taxes: −$2,279
• − Insurance: −$424
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,470
• Taxable income: $1,268
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,180/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 — Port Vue

• Score: 73/100
• State rank: #545
• US rank: #5090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Vue, 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

+265.0% since first listed

17 events — show timeline

• 2026-05-01 Price Changed $94,900 West Penn MLS
• 2026-04-27 Price Changed $99,900 West Penn MLS
• 2026-04-18 Price Changed $104,900 West Penn MLS
• 2026-04-02 Price Changed $109,900 West Penn MLS
• 2026-03-19 Price Changed $114,900 West Penn MLS
• 2026-03-06 Listed $119,900 West Penn MLS
• 2021-08-30 Pending — West Penn MLS
• 2021-08-26 Sold (MLS) $81,000 West Penn MLS
• 2021-07-31 Contingent — West Penn MLS
• 2021-07-18 Price Changed $89,000 West Penn MLS
• 2021-07-02 Listed $99,900 West Penn MLS
• 2016-09-30 Price Changed $50,000 West Penn MLS
• 2016-09-29 Sold (MLS) $50,000 West Penn MLS
• 2016-08-31 Pending — West Penn MLS
• 2016-08-30 Price Changed $60,000 West Penn MLS
• 2016-08-18 Listed $60,000 West Penn MLS
• 1988-10-28 Sold (Public Records) $26,000 Public Records

Property tax history

+10.4%/yr

Latest (2026): $2,279 · +6.0% YoY. Source: county tax records.