433 Chicago Ave · Lower Burrell, PA 15068

$90,000

4 bd · 2.0 ba · 1,904 sqft · Other public records · 3 Days on market

Built 1920 10,018 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity for Investors. Left side needs refurbished but the Right side is occupied and in great condition. Oversized lot gives you lots of options for the future. Newer Gas and Sewer lines along with new Electric Boxes for peace of mind. Being sold As-Is, buyer responsible for any Occupancy requirements requested from the borough.

Key facts

• Newer gas lines
• New sewer lines
• Oversized lot

Tags

• OVERSIZED LOT
• NEWER GAS LINES
• NEW SEWER LINES
• NEW ELECTRIC BOXES

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Off-street and on-street parking available
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-unit property with 2 total units
• Construction: Asphalt roof
• Exterior features: Lot dimensions approximately 100 x 103 x 101 x 104; Zoned residential

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Public transportation nearby

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads 77/100 on livability (#360 in PA, #3,154 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Burrell SD (suburban): math 38% / reading 53% proficiency, ranked #257 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 171 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.72% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.09%
• DSCR: 2.21
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $15,804
• Equity at exit: $13,419

10-year hold

• IRR: 23.6%
• Equity multiple: 2.92×
• Total profit: $48,500
• Equity at exit: $7,782

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 15068

• Home prices YoY: -12.2%
• Rents YoY: 1.9%
• Active inventory: 171
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $502

Break-even live

Break-even rent $915

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $553	-5% $528	+0% $502	+5% $477	+10% $451
Rent	-10% $380	-5% $441	+0% $502	+5% $564	+10% $625
Rate	-1.0pp $548	-0.5pp $525	base $502	+0.5pp $479	+1.0pp $455

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: —

Listing history 4 events

1. 2026-06-18
   days on market $90,000 Active 3 DOM
2. 2026-06-17
   days on market $90,000 Active 2 DOM
3. 2026-06-16
   remarks 341-char remark
4. 2026-06-16
   listed $90,000 Active 1 DOM

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,763 · $147/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 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: $18,612
• − Mortgage interest: −$5,041
• − Property taxes: −$1,763
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,618
• Taxable income: $4,964
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $4,838/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: Burrell SD
• NCES district ID: 4204530
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $54,228
• Composite: 39.4/100
• National rank: #3970
• State rank: #257 of 539 in PA

Livability — Lower Burrell

• Score: 77/100
• State rank: #360
• US rank: #3154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lower Burrell, PA
• County: Westmoreland County · 183,777 people
• City population: 36,068
• Metro: Pittsburgh, PA
• Population (ZIP): 36,203
• Household income: $63,426
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 967.0

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Subsaharan African 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 0%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.50%
• Current HPI: 305.926
• Rent YoY: ▲ 1.90%
• 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

1 event — show timeline

• 2026-06-12 Listed $90,000 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $1,763 · +0.0% YoY. Source: county tax records.