15 Holland Ave · Braddock, PA 15104

$45,000

3 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 32 Days on market

Built 1915 2,648 sqft lot Est $51k · 11% 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 +30.0/30.0
• ARV discount +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Unlock the potential! This home is ready for your vision and creativity. Ideal for investors, contractors, or buyers looking to renovate and customize to their own style. The home features a functional layout with spacious rooms. Generous outdoor space for living or expansion. Conveniently located. This is a great opportunity to add value and build equity. Bring your ideas and make this property shine.

Key facts

• 2,648 sq ft lot
• Parking
• Built 1915

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: On-street parking; 1 total parking space
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Aluminum siding; Asphalt roof

Interior

• Kitchen: Dishwasher; Refrigerator; Stove; Some gas appliances
• Bedrooms: Upper bedroom (12 x 9); Upper bedroom (13 x 12); Upper bedroom (16 x 14)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating
• Interior features: Has basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#963 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 41% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $311 of loan paydown is wiped out by about $730 of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $45k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.02% ✓
• Cap rate: 27.17%
• Cash-on-cash: 74.56%
• DSCR: 4.32
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $50,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Holland Ave	0.00mi	3/1.5	1,408 (0%)	1mo	$32,000	$23	99
126 Mills Ave	0.04mi	3/1.0	1,512 (+7%)	5mo	$49,000	$32	80
813 3rd St	0.38mi	4/1.0 (+1)	1,472 (+4%)	1mo	$14,999	$10	67
211 Division St	0.16mi	3/1.0	1,596 (+13%)	4mo	$13,500	$8	65
123 5th Ave	0.38mi	3/1.5	1,551 (+10%)	6mo	$135,000	$87	60
425 N Holland Ave	0.30mi	3/1.0	1,248 (-11%)	7mo	$45,000	$36	60
712 Ajax Way	0.30mi	4/1.0 (+1)	1,244 (-12%)	2mo	$50,000	$40	58
301 Hawkins Ave	0.35mi	2/1.5 (-1)	1,260 (-10%)	4mo	$26,000	$21	58
424 N Holland Ave	0.29mi	2/1.0 (-1)	1,550 (+10%)	8mo	$49,900	$32	56
2611 Belmar Pl	0.48mi	3/1.0	1,232 (-12%)	7mo	$155,000	$126	49
2602 Belmar Pl	0.51mi	3/1.0	1,232 (-12%)	5mo	$50,000	$41	49
513 Garden Ct	0.74mi	3/1.5	1,248 (-11%)	2mo	$130,000	$104	46

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

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.4%
• Equity multiple: 4.59×
• Total profit: $45,232
• Equity at exit: $9,534

10-year hold

• IRR: 78.2%
• Equity multiple: 9.42×
• Total profit: $106,039
• Equity at exit: $8,919

Cash invested: $12,600 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$236
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $783

Break-even live

Break-even rent $368

Max offer price $45,000

Occupancy floor 37%

Sensitivity live

Price	-10% $808	-5% $796	+0% $783	+5% $770	+10% $757
Rent	-10% $675	-5% $729	+0% $783	+5% $837	+10% $890
Rate	-1.0pp $806	-0.5pp $794	base $783	+0.5pp $771	+1.0pp $759

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	24d	1	0.18mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	0.23mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	24d	1	0.48mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	0.48mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	0.85mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	0.98mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	0.99mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	24d	1	1.00mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	1.00mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	1.01mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	24d	1	1.01mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	1.15mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	24d	1	1.19mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	44d	1	1.42mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	1.43mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	1.45mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	1.47mi

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-04-29
   historical Contingent
3. 2026-04-08
   listed $45,000 Active
4. 1993-02-01
   soldstatus $10,000

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: +$138/yr (+$11/mo · 31.5%)

ⓘ 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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,313
• − Mortgage interest: −$2,521
• − Property taxes: −$436
• − Insurance: −$225
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,309
• Taxable income: $9,212
• Est. tax owed @ 24.0%: −$2,211
• After-tax cash flow: $7,183/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Braddock

• Score: 67/100
• State rank: #963
• US rank: #10536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 8,034
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 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: ▼ -1.62%
• Current HPI: 138.912
• 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

+350.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — West Penn MLS
• 2026-04-29 Contingent — West Penn MLS
• 2026-04-08 Listed $45,000 West Penn MLS
• 1993-02-01 Sold (Public Records) $10,000 Public Records

Property tax history

-2.3%/yr

Latest (2026): $436 · +2.9% YoY. Source: county tax records.