2888 Cherry St · Bethel Park, PA 15102

$50,000

3 bd · 1.5 ba · 1,699 sqft · SingleFamily public records · 80 Days on market

Built 1920 4,356 sqft lot $29/sqft · 82% 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
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

Key facts

• Off street parking
• Full bathroom
• Laundry room

Tags

• EAT IN KITCHEN
• FIRST FLOOR BEDROOM
• FULL BATHROOM
• LAUNDRY ROOM
• PARTIALLY FINISHED GAME ROOM
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.1% vs local median 3.1% in Bethel Park — 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 85/100 on livability (#70 in PA, #483 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, commute F.
• Bethel Park SD (suburban): math 52% / reading 76% proficiency, ranked #50 of 539 in PA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 91 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1920 — 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 A-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: 3.59% ✓
• Cap rate: 32.06%
• Cash-on-cash: 92.02%
• DSCR: 5.09
• GRM: 2.3

CMA / ARV

• ARV (median comp): $277,583
• List price: $50,000
• Delta: -81.99%
• 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
384 Logan Rd	0.48mi	3/1.0	1,759 (+4%)	6mo	$245,000	$139	65
2888 Cedar St	0.11mi	2/2.0 (-1)	1,473 (-13%)	4mo	$230,000	$156	62
1119 Sarah St	0.36mi	4/2.5 (+1)	1,838 (+8%)	0mo	$355,000	$193	60
5952 Monongahela Ave	0.71mi	3/2.5	1,661 (-2%)	1mo	$355,000	$214	59
5545 Annetta Dr	0.46mi	3/2.0	1,512 (-11%)	2mo	$240,000	$159	57
217 Oaklyn Rd	0.73mi	4/1.0 (+1)	1,703 (+0%)	2mo	$347,000	$204	57
5319 Park Ave	0.66mi	3/1.5	1,576 (-7%)	1mo	$357,000	$227	56
399 Church Rd	0.48mi	3/2.0	1,470 (-14%)	1mo	$336,000	$229	52
2928 Kings Mill Rd	0.50mi	4/2.5 (+1)	1,888 (+11%)	1mo	$400,900	$212	48
2989 Eastview Rd	0.58mi	3/2.5	1,522 (-10%)	6mo	$375,000	$246	47
412 Church Rd	0.49mi	4/2.5 (+1)	1,870 (+10%)	5mo	$225,877	$121	47
5314 Madison Ave	0.72mi	4/2.5 (+1)	1,445 (-15%)	4mo	$345,000	$239	30

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: 95.5%
• Equity multiple: 5.63×
• Total profit: $64,820
• Equity at exit: $7,455

10-year hold

• IRR: 98.7%
• Equity multiple: 12.72×
• Total profit: $164,089
• Equity at exit: $4,323

Cash invested: $14,000 (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 15102

• Rents YoY: 5.4%
• Active inventory: 91
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $1,074

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 35%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2898 Maple St Bethel Park, PA	2.0	1.0	1124	$1,629	$1.45	20d	1	0.15mi
336 Logan Rd Bethel Park, PA	3.0	2.0	1497	$2,200	$1.47	21d	1	0.52mi
3106 S Park Rd Bethel Park, PA	2.0	1.0	1428	$1,500	$1.05	7d	1	0.53mi
5751 Pebble Creek Ct Unit 5102 Bethel Park, PA	2.0	1.0	1100	$1,350	$1.23	43d	1	0.75mi
102 Sonnybrook Ct Bethel Park, PA	3.0	2.5	1280	$1,795	$1.40	3d	1	0.79mi
400 Patterson Rd Bethel Park, PA	4.0	2.0	2223	$2,195	$0.99	1d	1	0.84mi

Listing history 30 events

1. 2026-06-18
   days on market $50,000 Active 80 DOM
2. 2026-06-17
   days on market $50,000 Active 79 DOM
3. 2026-06-16
   days on market $50,000 Active 78 DOM
4. 2026-06-15
   status $50,000 Active 77 DOM
5. 2026-06-15
   days on market $50,000 Contingent 77 DOM
6. 2026-06-13
   statusdays on market $50,000 Contingent 75 DOM
7. 2026-06-09
   days on market $50,000 Active 71 DOM
8. 2026-06-08
   days on market $50,000 Active 70 DOM
9. 2026-06-07
   days on market $50,000 Active 69 DOM
10. 2026-06-05
    days on market $50,000 Active 66 DOM
11. 2026-06-03
    days on market $50,000 Active 65 DOM
12. 2026-06-02
    days on market $50,000 Active 64 DOM
13. 2026-06-01
    days on market $50,000 Active 63 DOM
14. 2026-05-31
    days on market $50,000 Active 62 DOM
15. 2026-04-27
    price $50,000 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

16. 2026-03-30
    listed $60,000 Active 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

17. 2026-03-30
    historical Expired 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

18. 2026-01-09
    status Active 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

19. 2026-01-06
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

20. 2025-12-29
    historical Contingent 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

21. 2025-11-25
    price $60,000 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

22. 2025-07-07
    status Active 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

23. 2025-06-27
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

24. 2025-06-19
    historical Contingent 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

25. 2025-03-31
    listed $74,500 Active 322-char remark

    Show marketing remark (322 chars)

    Spacious two story home located in Bethel Park. Plenty of counter and cabinet space in the eat in kitchen. First floor bedroom and full bathroom as well as a laundry room. Upstairs you will find two additional bedrooms and two full bathrooms. Partially finished game room on the lower level. Additional off-street parking.

26. 2024-08-28
    historical Expired
27. 2024-07-26
    price $85,000
28. 2023-08-29
    listed $92,900 Active
29. 2023-08-28
    historical Expired
30. 2022-08-28
    listed $92,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,556
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$1,455
• Taxable income: $12,852
• Est. tax owed @ 24.0%: −$3,084
• After-tax cash flow: $9,799/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: Bethel Park SD
• NCES district ID: 4203510
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 76% ▼ -8.00%
• Median HH income: $67,758
• Composite: 56.0/100
• National rank: #1194
• State rank: #50 of 539 in PA

Livability — Bethel Park

• Score: 85/100
• State rank: #70
• US rank: #483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel Park, PA
• County: Allegheny County · 1,022,028 people
• City population: 30,344
• Metro: Pittsburgh, PA
• Population (ZIP): 30,344
• Household income: $108,966
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 581.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Arabic 1% Spanish 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: ▼ -227.97%
• Current HPI: 256.7682
• Rent YoY: ▲ 5.44%
• 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

-46.2% since first listed

16 events — show timeline

• 2026-04-27 Price Changed $50,000 West Penn MLS
• 2026-03-30 Delisted — West Penn MLS
• 2026-03-30 Listed $60,000 West Penn MLS
• 2026-01-09 Relisted — West Penn MLS
• 2026-01-06 Pending — West Penn MLS
• 2025-12-29 Contingent — West Penn MLS
• 2025-11-25 Price Changed $60,000 West Penn MLS
• 2025-07-07 Relisted — West Penn MLS
• 2025-06-27 Pending — West Penn MLS
• 2025-06-19 Contingent — West Penn MLS
• 2025-03-31 Listed $74,500 West Penn MLS
• 2024-08-28 Delisted — West Penn MLS
• 2024-07-26 Price Changed $85,000 West Penn MLS
• 2023-08-29 Listed $92,900 West Penn MLS
• 2023-08-28 Delisted — West Penn MLS
• 2022-08-28 Listed $92,900 West Penn MLS

Property tax history

+4.6%/yr

Latest (2026): $2,948 · +5.1% YoY. Source: county tax records.