2436 W Hardies Rd · Hampton, PA 15044

$159,900

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 21 Days on market

Built 1930 Est $216k · 26% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +6.6/10.0
• 1% rule +5.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bath home offers great value with several major updates already completed. New flooring was installed in 2022, along with a new washer, dryer, dishwasher, microwave, refrigerator, and range. The water heater was replaced in 2023, the AC unit was installed in 2020, and the roof was replaced in 2014. The home also features an off-street concrete driveway, an outdoor-accessible basement, and a storage shed added in 2015. Conveniently located close to North Park and Route 8, this home offers easy access to shopping, dining, recreation, and commuting routes. It is also located within the highly regarded Hampton Township School District. The property is priced accordingly to re

Key facts

• New flooring
• New refrigerator
• New dishwasher

Tags

• NEW FLOORING
• NEW WASHER
• NEW DRYER
• NEW DISHWASHER
• NEW MICROWAVE
• NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.9% in Hampton — 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 61/100 on livability (#1,396 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Hampton Township SD (suburban): math 67% / reading 83% proficiency, ranked #13 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 119 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $216,144
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 Oak Hill Rd	0.48mi	3/1.5 (+1)	775 (+13%)	20mo	$245,000	$316	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,448
• Equity at exit: $23,842

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $10,862
• Equity at exit: $13,825

Cash invested: $44,772 (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 15044

• Home prices YoY: -32.6%
• Active inventory: 119
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $242

Break-even live

Break-even rent $1,383

Max offer price $159,900

Occupancy floor 81%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2735 Westminster Cir Allison Park, PA	1.0–3.0	1.0–2.5	950	$1,690	$1.78	2d	1	1.30mi

Listing history 16 events

1. 2026-06-18
   days on market $159,900 Active 21 DOM
2. 2026-06-17
   days on market $159,900 Active 20 DOM
3. 2026-06-16
   days on market $159,900 Active 19 DOM
4. 2026-06-15
   days on market $159,900 Active 18 DOM
5. 2026-06-13
   days on market $159,900 Active 16 DOM
6. 2026-06-09
   days on market $159,900 Active 12 DOM
7. 2026-06-08
   days on market $159,900 Active 11 DOM
8. 2026-06-07
   days on market $159,900 Active 10 DOM
9. 2026-06-05
   days on market $159,900 Active 7 DOM
10. 2026-06-03
    days on market $159,900 Active 6 DOM
11. 2026-06-02
    days on market $159,900 Active 5 DOM
12. 2026-06-01
    days on market $159,900 Active 4 DOM
13. 2026-05-31
    days on market $159,900 Active 3 DOM
14. 2026-05-27
    listed $159,900 Active
15. 2014-12-19
    soldstatus $89,899
16. 1987-09-10
    soldstatus $25,000

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,388 · $199/mo
• Expected delta: +$139/yr (+$12/mo · 6.2%)

ⓘ 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 ≥96°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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,280
• − Mortgage interest: −$8,957
• − Property taxes: −$2,249
• − Insurance: −$800
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,652
• Taxable income: $378
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,819/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: Hampton Township SD
• NCES district ID: 4211400
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 83% ▼ -4.00%
• Median HH income: $80,605
• Composite: 66.38/100
• National rank: #423
• State rank: #13 of 539 in PA

Livability — Hampton

• Score: 61/100
• State rank: #1396
• US rank: #17637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 27,844

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% Asian 3%
• Common ancestry: Romanian 7% Serbian 3% Slovak 2%
• Foreign-born: 4% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2%

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: ▼ -130.02%
• Current HPI: 268.5433
• 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

+539.6% since first listed

3 events — show timeline

• 2026-05-27 Listed $159,900 FSBO.com
• 2014-12-19 Sold (Public Records) $89,899 Public Records
• 1987-09-10 Sold (Public Records) $25,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,249 · +2.8% YoY. Source: county tax records.