1513 Hays St · Homestead, PA 15120

$69,900

3 bd · 1.0 ba · 1,373 sqft · SingleFamily public records · 112 Days on market

Built 1937 $51/sqft · 15% below area Est $82k · 15% under

---

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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

Key facts

• Parking
• Built 1937
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#366 in PA, #3,204 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 93 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 30% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $70k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1937 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.01% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.31%
• DSCR: 2.62
• GRM: 4.1

CMA / ARV

• ARV (median comp): $82,134
• List price: $69,900
• Delta: -14.89%
• 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
139 W 16th Ave	0.04mi	3/1.0	1,384 (+1%)	7mo	$75,000	$54	91
230 E 15th Ave	0.27mi	3/1.0	1,417 (+3%)	2mo	$25,000	$18	80
3430 Lynnwood Dr	0.53mi	3/2.0	1,357 (-1%)	2mo	$295,000	$217	68
245 E 18th Ave	0.33mi	3/1.5	1,512 (+10%)	1mo	$15,000	$10	65
600 E 14th Ave	0.42mi	3/2.0	1,472 (+7%)	0mo	$229,007	$156	64
227 E 15th Ave	0.26mi	2/2.0 (-1)	1,490 (+8%)	6mo	$55,000	$37	60
293 W Schwab	0.68mi	3/2.0	1,308 (-5%)	4mo	$105,000	$80	53
145 Marham Rd	0.62mi	4/2.0 (+1)	1,488 (+8%)	3mo	$235,000	$158	46
700 E 19th Ave	0.46mi	2/1.0 (-1)	1,167 (-15%)	5mo	$100,000	$86	44
255 W Schwab Ave	0.74mi	3/2.0	1,476 (+8%)	6mo	$193,000	$131	44
228 W Marigold St	0.74mi	3/1.5	1,168 (-15%)	1mo	$179,900	$154	37
2441 Dewey St	0.67mi	2/1.5 (-1)	1,180 (-14%)	2mo	$239,900	$203	37

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.43×
• Total profit: $27,956
• Equity at exit: $10,422

10-year hold

• IRR: 40.9%
• Equity multiple: 5.06×
• Total profit: $79,457
• Equity at exit: $6,044

Cash invested: $19,572 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 93
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$367
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $592

Break-even live

Break-even rent $658

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $632	-5% $612	+0% $592	+5% $572	+10% $553
Rent	-10% $481	-5% $537	+0% $592	+5% $648	+10% $703
Rate	-1.0pp $627	-0.5pp $610	base $592	+0.5pp $574	+1.0pp $556

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	17d	1	0.15mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	17d	1	0.15mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	0.45mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	44d	1	0.49mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	0.67mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	22d	1	0.77mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	24d	1	0.79mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	0.87mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	4d	1	0.87mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	0.93mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	44d	1	1.10mi

Listing history 23 events

1. 2026-06-21
   days on market $69,900 Active 112 DOM
2. 2026-06-18
   days on market $69,900 Active 109 DOM
3. 2026-06-17
   days on market $69,900 Active 108 DOM
4. 2026-06-16
   days on market $69,900 Active 107 DOM
5. 2026-06-15
   days on market $69,900 Active 106 DOM
6. 2026-06-13
   pricedays on market $69,900 Active 104 DOM
7. 2026-06-09
   days on market $79,000 Active 100 DOM
8. 2026-06-08
   days on market $79,000 Active 99 DOM
9. 2026-06-07
   days on market $79,000 Active 98 DOM
10. 2026-06-05
    days on market $79,000 Active 95 DOM
11. 2026-06-03
    days on market $79,000 Active 94 DOM
12. 2026-06-02
    days on market $79,000 Active 93 DOM
13. 2026-06-01
    days on market $79,000 Active 92 DOM
14. 2026-05-31
    days on market $79,000 Active 91 DOM
15. 2026-05-19
    price $79,000 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

16. 2026-05-11
    status Active 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

17. 2026-04-06
    historical Contingent 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

18. 2026-03-01
    listed $80,000 Active 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

19. 2010-11-26
    soldstatus $30,000
20. 2010-11-11
    price $37,500 273-char remark

    Show marketing remark (273 chars)

    Large bright rooms and eat in kitchen is just the beginning of this well maintained home with many updates. Newer windows, H2O 2 years young and furnance 7 yrs. New electric system and entrance cable. Quiet neighborhood with great front porch and fenced in level back yard.

21. 2010-11-11
    soldstatus $30,000 273-char remark

    Show marketing remark (273 chars)

    Large bright rooms and eat in kitchen is just the beginning of this well maintained home with many updates. Newer windows, H2O 2 years young and furnance 7 yrs. New electric system and entrance cable. Quiet neighborhood with great front porch and fenced in level back yard.

22. 2010-02-22
    listed $30,000 273-char remark

    Show marketing remark (273 chars)

    Large bright rooms and eat in kitchen is just the beginning of this well maintained home with many updates. Newer windows, H2O 2 years young and furnance 7 yrs. New electric system and entrance cable. Quiet neighborhood with great front porch and fenced in level back yard.

23. 2004-09-24
    soldstatus $27,500

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $1,493 · $124/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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,896
• − Mortgage interest: −$3,915
• − Property taxes: −$1,493
• − Insurance: −$350
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,033
• Taxable income: $6,402
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $5,571/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Homestead

• Score: 77/100
• State rank: #366
• US rank: #3204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+187.3% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $79,000 West Penn MLS
• 2026-05-11 Relisted — West Penn MLS
• 2026-04-06 Contingent — West Penn MLS
• 2026-03-01 Listed $80,000 West Penn MLS
• 2010-11-26 Sold (Public Records) $30,000 Public Records
• 2010-11-11 Sold (MLS) $30,000 West Penn MLS
• 2010-11-11 Price Changed $37,500 West Penn MLS
• 2010-02-22 Listed $30,000 West Penn MLS
• 2004-09-24 Sold (Public Records) $27,500 Public Records

Property tax history

+2.8%/yr

Latest (2026): $1,493 · +3.2% YoY. Source: county tax records.