603 Hays St · Liberty, PA 15133

$115,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 233 Days on market

Built 1953 4,051 sqft lot $117/sqft · 13% below area Est $132k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +12.9/30.0
• Appreciation +7.3/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom 2 story is situated on a multi parcel lot -Mostly level rear lot * Level entry * The double parcel sale lot sizes are: 45 X 90 & 32 X 135 approximately - perfect back yard & rear deck off the kitchen * Home needs some TLC - and is looking for a buyer with a vision to make this home their own * Spacious rooms * Great kitchen * Light and bright *

Key facts

• 4,051 sq ft lot
• Parking
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (16.1% below list).
• Recommended offer: $96k (16.1% below list) — sets the bar for 1% rule.

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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 18% 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 $6k of equity ($795 loan paydown + $5k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $72k; list at $115k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,437 (16.1% 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 233 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (median comp): $131,571
• List price: $115,000
• Delta: -12.59%
• 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
605 Hays St	0.01mi	2/1.0	980 (0%)	13mo	$122,000	$124	89
2720 C St	0.17mi	3/1.0 (+1)	907 (-7%)	3mo	$115,000	$127	72
2911 Valley St	0.25mi	3/1.0 (+1)	1,073 (+10%)	1mo	$110,000	$103	67
2903 Valley St	0.22mi	3/1.0 (+1)	1,073 (+10%)	11mo	$115,500	$108	60
2421 Latrobe St	0.10mi	3/2.0 (+1)	1,053 (+7%)	18mo	$122,000	$116	59
616 River Ridge Rd	0.46mi	2/1.0	897 (-8%)	10mo	$130,000	$145	56
3209 Jeffrey Dr	0.57mi	3/1.0 (+1)	900 (-8%)	2mo	$73,000	$81	53
733 Memory Ln	0.51mi	2/1.0	850 (-13%)	11mo	$35,000	$41	45
602 Liberty Way	0.36mi	2/1.0	836 (-15%)	21mo	$32,000	$38	42
3236 Overlook Dr	0.63mi	3/2.0 (+1)	1,019 (+4%)	18mo	$90,000	$88	40
2325 Riverview St	0.73mi	2/1.0	1,056 (+8%)	16mo	$31,101	$29	40
3212 Monaca Dr	0.58mi	2/2.0	897 (-8%)	21mo	$48,000	$54	38

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: 11.4%
• Equity multiple: 1.71×
• Total profit: $22,879
• Equity at exit: $61,861

10-year hold

• IRR: 12.8%
• Equity multiple: 3.21×
• Total profit: $71,185
• Equity at exit: $104,124

Cash invested: $32,200 (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: 9.9×

Monthly cashflow live

• Estimated rent: $964 high
• Mortgage (P&I): −$603
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-8

Break-even live

Break-even rent $975

Max offer price $113,567

Occupancy floor 96%

Sensitivity live

Price	-10% $57	-5% $24	+0% $-8	+5% $-41	+10% $-73
Rent	-10% $-84	-5% $-46	+0% $-8	+5% $30	+10% $68
Rate	-1.0pp $50	-0.5pp $21	base $-8	+0.5pp $-38	+1.0pp $-68

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	24d	1	0.51mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	44d	1	0.55mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	44d	1	0.61mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	44d	1	0.82mi
2860 Washington Blvd Unit 3 McKeesport, PA	1.0	1.0	600	$799	$1.33	44d	1	0.85mi
2860 Washington Blvd Unit 5 McKeesport, PA	1.0	1.0	600	$799	$1.33	24d	1	0.85mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	44d	1	1.28mi
505 Olympia Park Plz McKeesport, PA	1.0	1.0	800	$775	$0.97	24d	1	1.35mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	1.42mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	44d	1	1.42mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	1.42mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	17d	1	1.43mi

Listing history 20 events

1. 2026-06-21
   days on market $115,000 Active 233 DOM
2. 2026-06-18
   days on market $115,000 Active 230 DOM
3. 2026-06-17
   days on market $115,000 Active 229 DOM
4. 2026-06-16
   days on market $115,000 Active 228 DOM
5. 2026-06-15
   days on market $115,000 Active 227 DOM
6. 2026-06-13
   days on market $115,000 Active 225 DOM
7. 2026-06-13
   days on market $115,000 Active 224 DOM
8. 2026-06-09
   days on market $115,000 Active 221 DOM
9. 2026-06-08
   days on market $115,000 Active 220 DOM
10. 2026-06-07
    days on market $115,000 Active 219 DOM
11. 2026-06-05
    days on market $115,000 Active 216 DOM
12. 2026-06-03
    days on market $115,000 Active 215 DOM
13. 2026-06-02
    days on market $115,000 Active 214 DOM
14. 2026-06-01
    days on market $115,000 Active 213 DOM
15. 2026-05-31
    days on market $115,000 Active 212 DOM
16. 2025-10-29
    listed $115,000 Active 373-char remark

    Show marketing remark (373 chars)

    This 2 bedroom 2 story is situated on a multi parcel lot -Mostly level rear lot * Level entry * The double parcel sale lot sizes are: 45 X 90 & 32 X 135 approximately - perfect back yard & rear deck off the kitchen * Home needs some TLC - and is looking for a buyer with a vision to make this home their own * Spacious rooms * Great kitchen * Light and bright *

17. 2012-08-10
    soldstatus $72,000 331-char remark

    Show marketing remark (331 chars)

    Ready To Move In!!!! This house is Immaculate with updated Bathroom, Newer Kitchen, Hardwood Floors under Carpet, Lots of Room, Deck off of Kitchen, Picnic Area , Two Sheds, Parking Area for Four Cars , Nice Flat Backyard, 150Amp service, Basement is partially finished and can be made into Family Room. EXTRA LOT WITH HOUSE 132X35

18. 2012-08-10
    price $73,900 331-char remark

    Show marketing remark (331 chars)

    Ready To Move In!!!! This house is Immaculate with updated Bathroom, Newer Kitchen, Hardwood Floors under Carpet, Lots of Room, Deck off of Kitchen, Picnic Area , Two Sheds, Parking Area for Four Cars , Nice Flat Backyard, 150Amp service, Basement is partially finished and can be made into Family Room. EXTRA LOT WITH HOUSE 132X35

19. 2012-03-29
    listed $72,000 331-char remark

    Show marketing remark (331 chars)

    Ready To Move In!!!! This house is Immaculate with updated Bathroom, Newer Kitchen, Hardwood Floors under Carpet, Lots of Room, Deck off of Kitchen, Picnic Area , Two Sheds, Parking Area for Four Cars , Nice Flat Backyard, 150Amp service, Basement is partially finished and can be made into Family Room. EXTRA LOT WITH HOUSE 132X35

20. 1997-03-20
    soldstatus $36,000

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$195/yr (+$16/mo · 13.6%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,572
• − Mortgage interest: −$6,442
• − Property taxes: −$1,428
• − Insurance: −$575
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$3,345
• Taxable loss: −$2,069
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $399/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

+219.4% since first listed

5 events — show timeline

• 2025-10-29 Listed $115,000 West Penn MLS
• 2012-08-10 Price Changed $73,900 West Penn MLS
• 2012-08-10 Sold (MLS) $72,000 West Penn MLS
• 2012-03-29 Listed $72,000 West Penn MLS
• 1997-03-20 Sold (Public Records) $36,000 Public Records

Property tax history

+0.6%/yr

Latest (2026): $1,428 · +6.0% YoY. Source: county tax records.