4317 Home St · West Mifflin, PA 15122

$89,900

1 bd · 1.0 ba · 663 sqft · SingleFamily public records · 166 Days on market

Built 1930 5,749 sqft lot Est $90k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.6/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4317 Home Street in West Mifflin — a charming, solid brick home situated on a peaceful corner lot. This property offers easy ramp access to the main level, making entry effortless and convenient. Inside, you’ll find a comfortable one-bedroom, one-bath layout that’s ideal for low-maintenance living or a perfect first-time investment. The attic space provides generous storage or the potential to create an additional bedroom, office, or hobby area. Outside, enjoy a beautiful fenced-in yard that’s perfect for pets, gardening, or relaxing evenings outdoors. Quiet setting, classic brick construction, and space to make it your own — come see the possibiliti

Key facts

• Attic space
• Ramp access
• Fenced-in yard

Tags

• RAMP ACCESS
• FENCED-IN YARD
• ATTIC SPACE

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: On-street parking

Interior

• Kitchen: Refrigerator; Stove
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Screens on windows; Walk-out basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 5.2% in West Mifflin — 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 73/100 on livability (#539 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, crime D-, amenities F.
• West Mifflin Area SD (suburban): math 19% / reading 41% proficiency, ranked #443 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $90k implies a 799% 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.07%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $90,168
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4317 Home St	0.00mi	1/1.0	663 (0%)	0mo	$89,900	$136	100
628 Hazel St	0.29mi	2/1.0 (+1)	706 (+6%)	1mo	$140,000	$198	70
620 Glencairn St	0.28mi	2/1.0 (+1)	696 (+5%)	6mo	$42,000	$60	69
501 Division St	0.49mi	2/1.0 (+1)	700 (+6%)	7mo	$155,000	$221	57
4632 Greensprings Ave	0.28mi	2/1.0 (+1)	752 (+13%)	8mo	$80,000	$106	53
509 Oak St	0.67mi	1/1.0	754 (+14%)	12mo	$37,000	$49	36

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $9,609
• Equity at exit: $13,404

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $39,590
• Equity at exit: $7,773

Cash invested: $25,172 (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 15122

• Home prices YoY: -30.4%
• Active inventory: 58
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $379

Break-even live

Break-even rent $814

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 St Therese Ct Munhall, PA	1.0	1.0	620	$1,275	$2.06	43d	1	0.86mi
4511 Main St Unit B Munhall, PA	1.0	1.0	700	$1,100	$1.57	43d	1	1.35mi
640 Braddock Ave Braddock, PA	—	1.0	522	$1,899	$3.64	1d	1	1.36mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $89,900 Pending 166 DOM
2. 2026-06-03
   days on market $89,900 Contingent 163 DOM
3. 2026-06-02
   days on market $89,900 Contingent 162 DOM
4. 2026-06-01
   days on market $89,900 Contingent 161 DOM
5. 2026-05-31
   days on market $89,900 Contingent 160 DOM
6. 2026-04-26
   historical Contingent
7. 2026-04-06
   price $89,900
8. 2026-03-31
   price $97,000
9. 2026-03-23
   price $99,000
10. 2026-03-04
    status Active
11. 2025-12-23
    price $100,000
12. 2025-11-20
    price $109,500
13. 2025-11-11
    price $119,900
14. 2025-10-30
    listed $124,900 Active
15. 2013-02-12
    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: $1,608 · $134/mo
• Projected year-2 tax: $1,608 · $134/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 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: $15,524
• − Mortgage interest: −$5,036
• − Property taxes: −$1,608
• − Insurance: −$450
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,615
• Taxable income: $3,331
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,749/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: West Mifflin Area SD
• NCES district ID: 4225680
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,532
• Composite: 25.78/100
• National rank: #7371
• State rank: #443 of 539 in PA

Livability — West Mifflin

• Score: 73/100
• State rank: #539
• US rank: #5042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mifflin, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,816
• Metro: Pittsburgh, PA
• Population (ZIP): 18,816
• Household income: $72,485
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 334.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1% · South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -107.69%
• Current HPI: 246.2486
• 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

+799.0% since first listed

10 events — show timeline

• 2026-04-26 Contingent — West Penn MLS
• 2026-04-06 Price Changed $89,900 West Penn MLS
• 2026-03-31 Price Changed $97,000 West Penn MLS
• 2026-03-23 Price Changed $99,000 West Penn MLS
• 2026-03-04 Relisted — West Penn MLS
• 2025-12-23 Price Changed $100,000 West Penn MLS
• 2025-11-20 Price Changed $109,500 West Penn MLS
• 2025-11-11 Price Changed $119,900 West Penn MLS
• 2025-10-30 Listed $124,900 West Penn MLS
• 2013-02-12 Sold (Public Records) $10,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $1,608 · +4.2% YoY. Source: county tax records.