507 Washington Ave · Clairton, PA 15025

$820,000

3 bd · 1.0 ba · 1,242 sqft · MultiFamily public records · 21 Days on market

Built 1940 3,820 sqft lot

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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).

• Cash flow +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

18 separately deeded properties located in one neighborhood in Clairton, PA. Mix of (8) 2 and (10) 3 bedroom units. 12 units are tenant occupied. 6 units are vacant. 39 minutes from Downtown Pittsburgh.

Key facts

• 3,820 sq ft lot
• Built 1940
• Listed 21 days

Property features AI

Finance

• Financial info: Actual rents listed for individual unit types (examples): $1,567, $1,825, $800, $962, $1,354, $1,027, $1,251, $1,222, $1,416

Exterior

• Parking: Off-street parking
• Home design: Multi-family building
• Construction: Brick construction; Asphalt roof
• Exterior features: Zoned R (residential)

Interior

• Bedrooms: Several units with 3 bedrooms; Several units with 2 bedrooms
• Bathrooms: Units have 1 full bathroom each
• Interior features: Multiple 2- and 3-bedroom units (10 total units in the building; 18 units in the community overall)

What this means for you Summary

Snapshot

• This is a 9 × 1-bed/?-bath units multifamily listed at $820k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $214/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $820k).
• Recommended offer: $808k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 12.7% in Clairton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#1,308 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D+, schools F.
• Clairton City SD (suburban): math 7% / reading 21% proficiency, ranked #520 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $9,606/mo this rent would consume 151% of the median local household income ($77k/yr) (locally 572% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $230k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($808k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $164k; list at $820k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $807,700 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.18×
• Total profit: $40,442
• Equity at exit: $122,265

10-year hold

• IRR: 18.0%
• Equity multiple: 2.85×
• Total profit: $424,479
• Equity at exit: $70,899

Cash invested: $229,600 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 64.0×

Monthly cashflow live

• Estimated rent: $9,606 high
• Mortgage (P&I): −$4,300
• Tax est. 1.5%: −$1,025 /mo · $12,300/yr
• Insurance: −$342
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,017
• Net cashflow: $1,922

Break-even live

Break-even rent $7,173

Max offer price $820,000

Occupancy floor 75%

9-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 9× units	1	—	$9,603
Total (9 units)			$9,606

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: $205,000
• Closing costs: $24,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	10d	1	0.16mi
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	1d	1	0.16mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	44d	1	0.26mi
618 Farnsworth Ave Clairton, PA	2.0	1.0	896	$1,050	$1.17	44d	1	0.34mi
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	4d	1	0.34mi
505 Wylie Ave Clairton, PA	2.0	1.0	791	$1,500	$1.90	1d	1	0.38mi
701-703 Waddell Ave Clairton, PA	4.0	1.0	1200	$1,850	$1.54	1d	1	0.50mi
866 Vankirk St Unit 1 Clairton, PA	2.0	1.5	1440	$1,200	$0.83	44d	1	0.51mi
874 Vankirk St Clairton, PA	3.0	1.5	1296	$1,150	$0.89	44d	1	0.52mi
350 Wylie Ave Unit 1 Clairton, PA	2.0	1.0	1152	$1,050	$0.91	44d	1	0.54mi
927 Vankirk St Clairton, PA	2.0	1.0	840	$1,150	$1.37	12d	1	0.58mi
929 Vankirk St Unit 1 Clairton, PA	2.0	1.5	810	$1,050	$1.30	44d	1	0.59mi
809 3rd St Unit 194 Clairton, PA	2.0	1.5	1244	$1,081	$0.87	44d	1	0.67mi
809 3rd St Unit 624 Clairton, PA	2.0	1.5	1240	$1,008	$0.81	44d	1	0.67mi
1347 High Rd Clairton, PA	2.0	1.0	870	$1,250	$1.44	44d	1	0.77mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	44d	1	1.20mi
2140 Lincoln Blvd Elizabeth, PA	2.0	1.0	968	$790	$0.82	44d	1	1.24mi
185 Carnegie Ave Clairton, PA	3.0	1.0	1404	$1,295	$0.92	44d	1	1.37mi
168 Center Ave Unit 1 left) Elizabeth, PA	2.0	1.0	950	$895	$0.94	23d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $820,000 Active 21 DOM
2. 2026-06-17
   days on market $820,000 Active 20 DOM
3. 2026-06-16
   days on market $820,000 Active 19 DOM
4. 2026-06-15
   days on market $820,000 Active 18 DOM
5. 2026-06-13
   days on market $820,000 Active 16 DOM
6. 2026-06-09
   days on market $820,000 Active 12 DOM
7. 2026-06-08
   days on market $820,000 Active 11 DOM
8. 2026-06-07
   days on market $820,000 Active 10 DOM
9. 2026-06-05
   days on market $820,000 Active 7 DOM
10. 2026-06-03
    days on market $820,000 Active 6 DOM
11. 2026-06-02
    days on market $820,000 Active 5 DOM
12. 2026-06-01
    days on market $820,000 Active 4 DOM
13. 2026-05-31
    days on market $820,000 Active 3 DOM
14. 2026-05-27
    listed $820,000 Active
15. 2020-02-27
    soldstatus $164,000
16. 1991-04-15
    soldstatus $18,000

ⓘ 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 4/10 Moderate 7 d/yr ≥98°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: $115,272
• − Mortgage interest: −$45,933
• − Property taxes: −$12,300
• − Insurance: −$4,100
• − Repairs & maintenance: −$9,222
• − Management: −$9,222
• − Depreciation: −$23,855
• Taxable income: $10,641
• Est. tax owed @ 24.0%: −$2,554
• After-tax cash flow: $20,509/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: Clairton City SD
• NCES district ID: 4206030
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $30,250
• Composite: 11.0/100
• National rank: #9742
• State rank: #520 of 539 in PA

Livability — Clairton

• Score: 63/100
• State rank: #1308
• US rank: #16085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clairton, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,939
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+4455.6% since first listed

3 events — show timeline

• 2026-05-27 Listed $820,000 West Penn MLS
• 2020-02-27 Sold (Public Records) $164,000 Public Records
• 1991-04-15 Sold (Public Records) $18,000 Public Records

Property tax history

+12.6%/yr

Latest (2026): $367 · +11.0% YoY. Source: county tax records.