2602 Liberty Way · Liberty, PA 15133

$90,000

2 bd · 1.5 ba · 1,088 sqft · SingleFamily public records · 69 Days on market

Built 1925 3,149 sqft lot $83/sqft · 38% below area Est $146k · 38% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Appreciation +7.3/10.0
• 1% rule +7.0/10.0
• 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! Fully rented long term tenant on month-to-month lease. 2 BR, 1.5 Bath, central heat & AC. New Furnace 2024. Includes refrigerator, stove, washer/dryer.

Key facts

• 3,149 sq ft lot
• Built 1925
• Listed 69 days

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$146,220) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.2% in Liberty — 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 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $5k of equity ($622 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $23k; list at $90k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1925 — 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: 1.20% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

• ARV (median comp): $146,220
• List price: $90,000
• Delta: -38.45%
• 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
2911 Valley St	0.22mi	3/1.0 (+1)	1,073 (-1%)	1mo	$110,000	$103	80
2903 Valley St	0.19mi	3/1.0 (+1)	1,073 (-1%)	11mo	$115,500	$108	73
303 Kaler St	0.10mi	3/1.5 (+1)	1,208 (+11%)	1mo	$135,000	$112	71
605 Hays St	0.03mi	2/1.0	980 (-10%)	13mo	$122,000	$124	70
2421 Latrobe St	0.10mi	3/2.0 (+1)	1,053 (-3%)	18mo	$122,000	$116	68
2712 E Street	0.12mi	2/1.0	963 (-12%)	23mo	$119,000	$124	54
1620 Gray St	0.74mi	2/1.0	1,128 (+4%)	8mo	$82,500	$73	51
507 Owens Ave	0.30mi	3/2.0 (+1)	1,228 (+13%)	14mo	$195,000	$159	46
3236 Overlook Dr	0.61mi	3/2.0 (+1)	1,019 (-6%)	18mo	$90,000	$88	39
418 25th St	0.70mi	3/1.0 (+1)	1,152 (+6%)	14mo	$199,999	$174	38
2334 Riverview St	0.75mi	3/1.0 (+1)	1,163 (+7%)	14mo	$90,000	$77	35
2843 Washington Blvd	0.73mi	2/1.5	1,238 (+14%)	20mo	$110,000	$89	27

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: 18.3%
• Equity multiple: 2.13×
• Total profit: $28,487
• Equity at exit: $48,413

10-year hold

• IRR: 18.6%
• Equity multiple: 4.12×
• Total profit: $78,717
• Equity at exit: $81,489

Cash invested: $25,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$472
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $159

Break-even live

Break-even rent $878

Max offer price $90,000

Occupancy floor 80%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	23d	1	0.49mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	43d	1	0.58mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	1d	1	0.59mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	43d	1	0.66mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	43d	1	0.78mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	23d	1	0.83mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	23d	1	1.21mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	43d	1	1.22mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	43d	1	1.32mi
505 Olympia Park Plz McKeesport, PA	1.0	1.0	800	$775	$0.97	23d	1	1.40mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	12d	3	1.41mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	43d	1	1.41mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	14d	1	1.41mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	43d	1	1.44mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	2d	1	1.44mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	16d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $90,000 Active 69 DOM
2. 2026-06-17
   days on market $90,000 Active 68 DOM
3. 2026-06-16
   days on market $90,000 Active 67 DOM
4. 2026-06-15
   days on market $90,000 Active 66 DOM
5. 2026-06-13
   days on market $90,000 Active 64 DOM
6. 2026-06-13
   days on market $90,000 Active 63 DOM
7. 2026-06-09
   days on market $90,000 Active 60 DOM
8. 2026-06-08
   days on market $90,000 Active 59 DOM
9. 2026-06-07
   days on market $90,000 Active 58 DOM
10. 2026-06-05
    days on market $90,000 Active 55 DOM
11. 2026-06-03
    days on market $90,000 Active 54 DOM
12. 2026-06-02
    days on market $90,000 Active 53 DOM
13. 2026-06-01
    days on market $90,000 Active 52 DOM
14. 2026-05-31
    days on market $90,000 Active 51 DOM
15. 2026-04-10
    listed $90,000 Active 181-char remark

    Show marketing remark (181 chars)

    Investor Opportunity! Fully rented long term tenant on month-to-month lease. 2 BR, 1.5 Bath, central heat & AC. New Furnace 2024. Includes refrigerator, stove, washer/dryer.

16. 2009-11-25
    soldstatus $23,000
17. 2009-11-13
    price $19,900 105-char remark

    Show marketing remark (105 chars)

    Taxes and lot sizes estimated. Please visit www. buypittsburghforeclosuresi. com-- for offer instructions

18. 2009-10-26
    soldstatus $23,000 105-char remark

    Show marketing remark (105 chars)

    Taxes and lot sizes estimated. Please visit www. buypittsburghforeclosuresi. com-- for offer instructions

19. 2009-09-27
    listed $23,000 105-char remark

    Show marketing remark (105 chars)

    Taxes and lot sizes estimated. Please visit www. buypittsburghforeclosuresi. com-- for offer instructions

20. 1976-10-07
    soldstatus $12,000

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $2,205 · $184/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 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: $12,943
• − Mortgage interest: −$5,041
• − Property taxes: −$2,205
• − Insurance: −$450
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,618
• Taxable income: $557
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $1,772/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

+650.0% since first listed

6 events — show timeline

• 2026-04-10 Listed $90,000 West Penn MLS
• 2009-11-25 Sold (Public Records) $23,000 Public Records
• 2009-11-13 Price Changed $19,900 West Penn MLS
• 2009-10-26 Sold (MLS) $23,000 West Penn MLS
• 2009-09-27 Listed $23,000 West Penn MLS
• 1976-10-07 Sold (Public Records) $12,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $2,205 · +6.0% YoY. Source: county tax records.