525 Larimer Ave · Turtle Creek, PA 15145

$55,000

2 bd · 2.0 ba · 1,548 sqft · MultiFamily public records · 337 Days on market

Built 1895 2,626 sqft lot Est $92k · 40% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Special! Heart of Turtle Creek! Conveniently located near local shopping, public transit, and offers easy access to anywhere in the city. Up/Down Frame Duplex waiting for your contractor! This is perfect for an investor who wants to inherit a great rental that needs renovations to place a tenant and generate income or a rehabber who wants to renovate and resell. Implement your own personal touches and revive this property to its potential! Layout: Unit 1 First Floor- Living Room, Kitchen, Bedroom, and Full Bathroom. Unit 2 Second Floor- Living Room, Kitchen, Bedroom, Laundry, and Full Bathroom. Full unfinished basement. 2 Gas Meters and 2 Electric Meters and Panels. 1 Water Meter. 2 Car Off Street Parking in Rear. Larimer is a great central location with easy public transit access! Blank canvas! Perfect for any investor- tons of potential! Opportunities are endless!

Key facts

• Up down frame duplex
• 2,626 sq ft lot
• 2 parking spots

Tags

• UP DOWN FRAME DUPLEX
• FULL UNFINISHED BASEMENT
• 2 CAR OFF STREET PARKING
• EASY PUBLIC TRANSIT ACCESS

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$92,128) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive. Per door: $459/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#807 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, amenities F, commute 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: 28 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• At $2,233/mo this rent would consume 54% of the median local household income ($50k/yr) (locally 344% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $55k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.06% ✓
• Cap rate: 36.38%
• Cash-on-cash: 107.45%
• DSCR: 5.78
• GRM: 2.1

CMA / ARV

• ARV (median comp): $92,128
• List price: $55,000
• Delta: -40.30%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 71.4%
• Equity multiple: 4.24×
• Total profit: $49,910
• Equity at exit: $8,201

10-year hold

• IRR: 75.4%
• Equity multiple: 8.80×
• Total profit: $120,091
• Equity at exit: $4,755

Cash invested: $15,400 (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 15145

• Home prices YoY: -31.2%
• Active inventory: 28
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$288
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$23
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $919

Break-even live

Break-even rent $1,070

Max offer price $55,000

Occupancy floor 54%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,234
Total (2 units)			$2,233

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	44d	1	0.31mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	44d	1	0.44mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	44d	1	0.44mi
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	44d	1	0.68mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	44d	1	0.89mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	4d	1	0.93mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	12d	1	1.09mi
1100 Penn Center Blvd Pittsburgh, PA	2.0	1.0–2.0	1203	$2,199	$1.83	2d	17	1.16mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	1.26mi
321 Center St Unit 1 East Pittsburgh, PA	1.0	1.0	2189	$1,150	$0.53	24d	1	1.35mi
407 Bessemer Ave Unit 407-3 East Pittsburgh, PA	2.0	1.0	1280	$775	$0.61	44d	1	1.38mi
101 Center St East Pittsburgh, PA	3.0	1.0	1500	$1,505	$1.00	10d	1	1.43mi

Listing history 28 events

1. 2026-06-18
   days on market $55,000 Active 337 DOM
2. 2026-06-17
   days on market $55,000 Active 336 DOM
3. 2026-06-16
   days on market $55,000 Active 335 DOM
4. 2026-06-15
   days on market $55,000 Active 334 DOM
5. 2026-06-13
   days on market $55,000 Active 332 DOM
6. 2026-06-09
   days on market $55,000 Active 328 DOM
7. 2026-06-08
   days on market $55,000 Active 327 DOM
8. 2026-06-07
   days on market $55,000 Active 326 DOM
9. 2026-06-05
   days on market $55,000 Active 323 DOM
10. 2026-06-03
    days on market $55,000 Active 322 DOM
11. 2026-06-02
    days on market $55,000 Active 321 DOM
12. 2026-06-01
    days on market $55,000 Active 320 DOM
13. 2026-05-31
    days on market $55,000 Active 319 DOM
14. 2026-05-06
    price $55,000 889-char remark

    Show marketing remark (889 chars)

    Investor Special! Heart of Turtle Creek! Conveniently located near local shopping, public transit, and offers easy access to anywhere in the city. Up/Down Frame Duplex waiting for your contractor! This is perfect for an investor who wants to inherit a great rental that needs renovations to place a tenant and generate income or a rehabber who wants to renovate and resell. Implement your own personal touches and revive this property to its potential! Layout: Unit 1 First Floor- Living Room, Kitchen, Bedroom, and Full Bathroom. Unit 2 Second Floor- Living Room, Kitchen, Bedroom, Laundry, and Full Bathroom. Full unfinished basement. 2 Gas Meters and 2 Electric Meters and Panels. 1 Water Meter. 2 Car Off Street Parking in Rear. Larimer is a great central location with easy public transit access! Blank canvas! Perfect for any investor- tons of potential! Opportunities are endless!

15. 2026-03-01
    price $65,000 889-char remark

    Show marketing remark (889 chars)

    Investor Special! Heart of Turtle Creek! Conveniently located near local shopping, public transit, and offers easy access to anywhere in the city. Up/Down Frame Duplex waiting for your contractor! This is perfect for an investor who wants to inherit a great rental that needs renovations to place a tenant and generate income or a rehabber who wants to renovate and resell. Implement your own personal touches and revive this property to its potential! Layout: Unit 1 First Floor- Living Room, Kitchen, Bedroom, and Full Bathroom. Unit 2 Second Floor- Living Room, Kitchen, Bedroom, Laundry, and Full Bathroom. Full unfinished basement. 2 Gas Meters and 2 Electric Meters and Panels. 1 Water Meter. 2 Car Off Street Parking in Rear. Larimer is a great central location with easy public transit access! Blank canvas! Perfect for any investor- tons of potential! Opportunities are endless!

16. 2025-09-23
    price $69,000 889-char remark

    Show marketing remark (889 chars)

    Investor Special! Heart of Turtle Creek! Conveniently located near local shopping, public transit, and offers easy access to anywhere in the city. Up/Down Frame Duplex waiting for your contractor! This is perfect for an investor who wants to inherit a great rental that needs renovations to place a tenant and generate income or a rehabber who wants to renovate and resell. Implement your own personal touches and revive this property to its potential! Layout: Unit 1 First Floor- Living Room, Kitchen, Bedroom, and Full Bathroom. Unit 2 Second Floor- Living Room, Kitchen, Bedroom, Laundry, and Full Bathroom. Full unfinished basement. 2 Gas Meters and 2 Electric Meters and Panels. 1 Water Meter. 2 Car Off Street Parking in Rear. Larimer is a great central location with easy public transit access! Blank canvas! Perfect for any investor- tons of potential! Opportunities are endless!

17. 2025-07-16
    listed $75,000 Active 889-char remark

    Show marketing remark (889 chars)

    Investor Special! Heart of Turtle Creek! Conveniently located near local shopping, public transit, and offers easy access to anywhere in the city. Up/Down Frame Duplex waiting for your contractor! This is perfect for an investor who wants to inherit a great rental that needs renovations to place a tenant and generate income or a rehabber who wants to renovate and resell. Implement your own personal touches and revive this property to its potential! Layout: Unit 1 First Floor- Living Room, Kitchen, Bedroom, and Full Bathroom. Unit 2 Second Floor- Living Room, Kitchen, Bedroom, Laundry, and Full Bathroom. Full unfinished basement. 2 Gas Meters and 2 Electric Meters and Panels. 1 Water Meter. 2 Car Off Street Parking in Rear. Larimer is a great central location with easy public transit access! Blank canvas! Perfect for any investor- tons of potential! Opportunities are endless!

18. 2014-06-30
    price $20,000 127-char remark

    Show marketing remark (127 chars)

    Duplex property in Turtle Creek. Rental ready, buy today, move in tomorrow! Great opportunity to add to your rental portfolio!

19. 2014-06-26
    price $26,145 127-char remark

    Show marketing remark (127 chars)

    Duplex property in Turtle Creek. Rental ready, buy today, move in tomorrow! Great opportunity to add to your rental portfolio!

20. 2014-06-26
    soldstatus $20,000 127-char remark

    Show marketing remark (127 chars)

    Duplex property in Turtle Creek. Rental ready, buy today, move in tomorrow! Great opportunity to add to your rental portfolio!

21. 2014-02-07
    listed $26,145 127-char remark

    Show marketing remark (127 chars)

    Duplex property in Turtle Creek. Rental ready, buy today, move in tomorrow! Great opportunity to add to your rental portfolio!

22. 2013-03-06
    listed $27,900
23. 2011-10-21
    price $19,900
24. 2011-10-21
    soldstatus $10,452
25. 2011-07-14
    listed $10,452
26. 1999-03-17
    soldstatus $26,900
27. 1999-03-16
    soldstatus $26,900
28. 1998-12-28
    listed $28,900

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 AE · 99% 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
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,796
• − Mortgage interest: −$3,081
• − Property taxes: −$885
• − Insurance: −$5,800
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$1,600
• Taxable income: $11,143
• Est. tax owed @ 24.0%: −$2,674
• After-tax cash flow: $8,348/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 — Turtle Creek

• Score: 69/100
• State rank: #807
• US rank: #8228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Turtle Creek, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,695
• Metro: Pittsburgh, PA
• Population (ZIP): 6,695
• Household income: $49,628
• Rent vs Own: 59.6% rent · 40.4% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Two or more races 11% Asian 2%
• Common ancestry: Romanian 6% Slovene 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -73.67%
• Current HPI: 162.0452
• 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

+90.3% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $55,000 West Penn MLS
• 2026-03-01 Price Changed $65,000 West Penn MLS
• 2025-09-23 Price Changed $69,000 West Penn MLS
• 2025-07-16 Listed $75,000 West Penn MLS
• 2014-06-30 Price Changed $20,000 West Penn MLS
• 2014-06-26 Sold (MLS) $20,000 West Penn MLS
• 2014-06-26 Price Changed $26,145 West Penn MLS
• 2014-02-07 Listed $26,145 West Penn MLS
• 2013-03-06 Listed $27,900 West Penn MLS
• 2011-10-21 Sold (MLS) $10,452 West Penn MLS
• 2011-10-21 Price Changed $19,900 West Penn MLS
• 2011-07-14 Listed $10,452 West Penn MLS
• 1999-03-17 Sold (Public Records) $26,900 Public Records
• 1999-03-16 Sold (MLS) $26,900 West Penn MLS
• 1998-12-28 Listed $28,900 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $885 · +3.1% YoY. Source: county tax records.