11 Old Saxonburg Blvd · West Deer, PA 15084

$125,000

2 bd · None ba · 1,400 sqft · SingleFamily public records · 47 Days on market

Built 2025 0.84 ac lot $89/sqft · 33% below area Est $187k · 33% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +5.2/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Partially built home. Great opportunity to create the layout and finish the way you want! Shared driveway. Beautiful property with lots of privacy.

Key facts

• 0.84 acre lot
• Built 2025
• Listed 47 days

Property features AI

Finance

• HOA & community: Public transportation access nearby

Exterior

• Parking: Off-street parking available
• Utilities: Public water available; Public sewer available
• Home design: Single-story home; New construction; Metal roof; Frame construction
• Construction: Built with frame construction; Metal roofing
• Exterior features: Off-street parking; Lot approximately 0.84 acres

Interior

• Interior features: New construction condition

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Deer Lakes SD (suburban): math 39% / reading 59% proficiency, ranked #182 of 539 in PA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($864 loan paydown + $567 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $125k implies a 257% gain — meaningful room to come down on a strong offer.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.45%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $186,815
• List price: $125,000
• Delta: -33.09%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Liberty St	0.35mi	3/1.0 (+1)	1,424 (+2%)	9mo	$160,000	$112	68
89 Ford St	0.35mi	3/1.0 (+1)	1,472 (+5%)	8mo	$185,000	$126	64
100 Ford St	0.32mi	2/1.5	1,296 (-7%)	23mo	$187,000	$144	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.11×
• Total profit: $38,898
• Equity at exit: $39,158

10-year hold

• IRR: 25.9%
• Equity multiple: 3.99×
• Total profit: $104,730
• Equity at exit: $49,418

Cash invested: $35,000 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 39
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $626

Break-even live

Break-even rent $1,058

Max offer price $125,000

Occupancy floor 61%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4942 Bakerstown Culmerville Rd Tarentum, PA	3.0	1.5	1704	$1,850	$1.09	19d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 47 DOM
2. 2026-06-17
   days on market $125,000 Active 46 DOM
3. 2026-06-16
   days on market $125,000 Active 45 DOM
4. 2026-06-15
   days on market $125,000 Active 44 DOM
5. 2026-06-13
   days on market $125,000 Active 42 DOM
6. 2026-06-09
   days on market $125,000 Active 38 DOM
7. 2026-06-08
   days on market $125,000 Active 37 DOM
8. 2026-06-07
   days on market $125,000 Active 36 DOM
9. 2026-06-05
   days on market $125,000 Active 33 DOM
10. 2026-06-03
    days on market $125,000 Active 32 DOM
11. 2026-06-02
    days on market $125,000 Active 31 DOM
12. 2026-06-01
    days on market $125,000 Active 30 DOM
13. 2026-05-31
    days on market $125,000 Active 29 DOM
14. 2026-05-02
    listed $125,000 Active 148-char remark
15. 1984-08-02
    soldstatus $35,000

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$219/yr (+$18/mo · 14.2%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$7,002
• − Property taxes: −$1,538
• − Insurance: −$625
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,636
• Taxable income: $5,847
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $6,106/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: Deer Lakes SD
• NCES district ID: 4207540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $57,944
• Composite: 42.64/100
• National rank: #3183
• State rank: #182 of 539 in PA

Livability — West Deer

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,884

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▲ 0.45%
• Current HPI: 230.7532
• Rent YoY: —
• Metro: —
• 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

+257.1% since first listed

2 events — show timeline

• 2026-05-02 Listed $125,000 West Penn MLS
• 1984-08-02 Sold (Public Records) $35,000 Public Records

Property tax history

-4.1%/yr

Latest (2026): $1,538 · +100.9% YoY. Source: county tax records.