807 Hazlett Ave · Brackenridge, PA 15014

$135,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 49 Days on market

Built 1950 5,248 sqft lot $119/sqft · 20% above area Est $113k · 20% over

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Why this score? — see what drove the D 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 +14.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

A move-in ready home that checks all the boxes for comfort, and everyday convenience. This well-maintained property features beautiful hardwood floors that add warmth and character throughout, along with thoughtful updates from the seller, including a waterproofed basement and a newer water heater for peace of mind. Step outside and you’ll find a rare, flat yard—perfect for relaxing, kids playing, and entertaining—plus a detached 2-car garage offering secured parking, and off-street parking. Located in the heart of Brackenridge, you’re just minutes from local shops, dining, parks, and quick access to Route 28, making commuting into Pittsburgh a breeze. This is a neighborhood where convenience meets community charm. Schedule a tour today! If you’ve been waiting for a home that’s already been cared for and is ready for its next chapter, this is it. Don’t miss your opportunity to make it yours.

Key facts

• Off-street parking
• Flat yard
• Secured parking

Tags

• WATERPROOFED BASEMENT
• FLAT YARD
• DETACHED 2-CAR GARAGE
• SECURED PARKING
• OFF-STREET PARKING
• QUICK ACCESS TO ROUTE 28

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $21 ($258/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (16.8% below list).
• Recommended offer: $112k (16.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#510 in PA, #4,660 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, commute A; Watch: schools D, employment D, amenities F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $135k implies a 800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,301 (16.8% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $112,662
• List price: $135,000
• Delta: 19.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Hazlett Ave	0.00mi	2/1.0	1,136 (0%)	6mo	$15,000	$13	95
612 Roup St	0.24mi	2/1.0	1,140 (+0%)	8mo	$31,000	$27	82
1107 Constitution St	0.47mi	2/1.5	1,122 (-1%)	1mo	$152,000	$135	73
515 E 8th Ave	0.31mi	2/1.0	1,260 (+11%)	3mo	$55,000	$44	65
805 Kentucky St	0.55mi	3/1.0 (+1)	1,216 (+7%)	0mo	$138,000	$113	57
1010 Brackenridge Ave	0.42mi	2/2.0	1,012 (-11%)	1mo	$120,000	$119	57
622 E 10th Ave	0.25mi	2/1.5	1,277 (+12%)	11mo	$55,000	$43	56
1010 8th Ave	0.32mi	2/2.0	990 (-13%)	7mo	$118,000	$119	54
923 Fentzel	0.24mi	2/1.5	976 (-14%)	11mo	$110,000	$113	54
1117 8th Ave	0.54mi	2/1.5	1,302 (+15%)	8mo	$78,000	$60	42
107 E 1st Ave	0.71mi	3/1.0 (+1)	1,040 (-8%)	7mo	$36,166	$35	42
135 E First Ave	0.66mi	2/1.5	1,292 (+14%)	4mo	$120,000	$93	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $74,869
• Equity at exit: $121,619

10-year hold

• IRR: 21.9%
• Equity multiple: 6.80×
• Total profit: $219,351
• Equity at exit: $262,275

Cash invested: $37,800 (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 15014

• Home prices YoY: 10.8%
• Active inventory: 10
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$708
• Tax from tax record: −$101 /mo · $1,218/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $21

Break-even live

Break-even rent $1,096

Max offer price $135,000

Occupancy floor 93%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 9th Ave Brackenridge, PA	1.0	1.0	1050	$900	$0.86	21d	1	0.05mi
1127 Highland St Unit 2 Tarentum, PA	1.0	1.0	700	$800	$1.14	23d	1	0.39mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	14d	1	0.42mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	1d	1	0.48mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	43d	1	0.48mi
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	1d	1	0.51mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	1d	1	0.81mi
236 Wayne St New Kensington, PA	2.0	1.0	750	$900	$1.20	1d	1	1.41mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	1d	1	1.45mi

Listing history 17 events

1. 2026-06-09
   days on market $135,000 Active 49 DOM
2. 2026-06-08
   days on market $135,000 Active 48 DOM
3. 2026-06-07
   days on market $135,000 Active 47 DOM
4. 2026-06-05
   days on market $135,000 Active 44 DOM
5. 2026-06-03
   days on market $135,000 Active 43 DOM
6. 2026-06-02
   days on market $135,000 Active 42 DOM
7. 2026-06-01
   days on market $135,000 Active 41 DOM
8. 2026-05-31
   days on market $135,000 Active 40 DOM
9. 2026-05-12
   price $135,000 949-char remark

   Show marketing remark (949 chars)

   A move-in ready home that checks all the boxes for comfort, and everyday convenience. This well-maintained property features beautiful hardwood floors that add warmth and character throughout, along with thoughtful updates from the seller, including a waterproofed basement and a newer water heater for peace of mind. Step outside and you’ll find a rare, flat yard—perfect for relaxing, kids playing, and entertaining—plus a detached 2-car garage offering secured parking, and off-street parking. Located in the heart of Brackenridge, you’re just minutes from local shops, dining, parks, and quick access to Route 28, making commuting into Pittsburgh a breeze. This is a neighborhood where convenience meets community charm. Schedule a tour today! If you’ve been waiting for a home that’s already been cared for and is ready for its next chapter, this is it. Don’t miss your opportunity to make it yours.

10. 2026-04-21
    listed $145,000 Active 949-char remark

    Show marketing remark (949 chars)

    A move-in ready home that checks all the boxes for comfort, and everyday convenience. This well-maintained property features beautiful hardwood floors that add warmth and character throughout, along with thoughtful updates from the seller, including a waterproofed basement and a newer water heater for peace of mind. Step outside and you’ll find a rare, flat yard—perfect for relaxing, kids playing, and entertaining—plus a detached 2-car garage offering secured parking, and off-street parking. Located in the heart of Brackenridge, you’re just minutes from local shops, dining, parks, and quick access to Route 28, making commuting into Pittsburgh a breeze. This is a neighborhood where convenience meets community charm. Schedule a tour today! If you’ve been waiting for a home that’s already been cared for and is ready for its next chapter, this is it. Don’t miss your opportunity to make it yours.

11. 2026-01-06
    soldstatus $15,000
12. 2025-12-22
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Fantastic opportunity in Brackenridge! This two bed, one bath home has a functional layout, two car detached garage, a manageable yard, with great potential for those looking to add value. The first floor offers a living room, dining room and kitchen. With some renovation and a vision, this property could be transformed into a charming home or an addition to your rental portfolio! Conveniently located near local shops, parks and Route 28, it is an excellent opportunity for buyers who recognize potential when they see it.

13. 2025-12-19
    soldstatus $15,000 Closed 526-char remark

    Show marketing remark (526 chars)

    Fantastic opportunity in Brackenridge! This two bed, one bath home has a functional layout, two car detached garage, a manageable yard, with great potential for those looking to add value. The first floor offers a living room, dining room and kitchen. With some renovation and a vision, this property could be transformed into a charming home or an addition to your rental portfolio! Conveniently located near local shops, parks and Route 28, it is an excellent opportunity for buyers who recognize potential when they see it.

14. 2025-11-19
    historical Contingent 526-char remark

    Show marketing remark (526 chars)

    Fantastic opportunity in Brackenridge! This two bed, one bath home has a functional layout, two car detached garage, a manageable yard, with great potential for those looking to add value. The first floor offers a living room, dining room and kitchen. With some renovation and a vision, this property could be transformed into a charming home or an addition to your rental portfolio! Conveniently located near local shops, parks and Route 28, it is an excellent opportunity for buyers who recognize potential when they see it.

15. 2025-11-01
    listed $19,900 Active 526-char remark

    Show marketing remark (526 chars)

    Fantastic opportunity in Brackenridge! This two bed, one bath home has a functional layout, two car detached garage, a manageable yard, with great potential for those looking to add value. The first floor offers a living room, dining room and kitchen. With some renovation and a vision, this property could be transformed into a charming home or an addition to your rental portfolio! Conveniently located near local shops, parks and Route 28, it is an excellent opportunity for buyers who recognize potential when they see it.

16. 1986-04-29
    soldstatus $29,900
17. 1977-08-10
    soldstatus $29,900

ⓘ 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: $1,218 · $101/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: +$458/yr (+$38/mo · 37.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,476
• − Mortgage interest: −$7,562
• − Property taxes: −$1,218
• − Insurance: −$675
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$3,927
• Taxable loss: −$2,062
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $753/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Brackenridge

• Score: 74/100
• State rank: #510
• US rank: #4660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brackenridge, PA
• City population: 3,109
• Population (ZIP): 3,109

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 (89%)
• Race & ethnicity: White 89% Black 6% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▲ 21.92%
• Current HPI: 224.4654
• 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

+351.5% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $135,000 West Penn MLS
• 2026-04-21 Listed $145,000 West Penn MLS
• 2026-01-06 Sold (Public Records) $15,000 Public Records
• 2025-12-22 Pending — West Penn MLS
• 2025-12-19 Sold (MLS) $15,000 West Penn MLS
• 2025-11-19 Contingent — West Penn MLS
• 2025-11-01 Listed $19,900 West Penn MLS
• 1986-04-29 Sold (Public Records) $29,900 Public Records
• 1977-08-10 Sold (Public Records) $29,900 Public Records

Property tax history

+0.6%/yr

Latest (2026): $1,218 · +3.9% YoY. Source: county tax records.