817 North Ave · Millvale, PA 15209

$90,000

3 bd · 1.0 ba · 1,890 sqft · SingleFamily public records · 10 Days on market

Built 1905 2,613 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
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1890 character home offering ~1,900 sq ft above grade plus a full unfinished basement for storage or future potential (basement bath present). Inside you’ll find a generously sized living room and a large eat-in kitchen, along with original charm features including stained-glass windows. The home needs cosmetic updating—multiple rooms will benefit from a full flooring refresh, and the bathrooms retain older finishes. Exterior also needs attention, including repainting for improved curb appeal. Major positives include a roof under 5 years old, an energy-efficient boiler estimated at 6–7 years old, and recent lead-free water service from the street along with newer gas and w

Key facts

• Pellet stove
• 2,613 sq ft lot
• Built 1905

Tags

• STAINED-GLASS WINDOWS
• ROOF UNDER 5 YEARS OLD
• ENERGY-EFFICIENT BOILER
• LEAD-FREE WATER SERVICE
• NEWER GAS AND WATER LINES
• PELLET STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/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 85/100 on livability (#75 in PA, #544 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• Shaler Area SD (suburban): math 36% / reading 59% proficiency, ranked #208 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shaler Area Hs (math 61% / reading 10%, grade F, #308 of 437 statewide, top 71%, 1,225 students, 36% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Shaler Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.3%/yr); 27 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 33% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 5.3% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.64% ✓
• Cap rate: 21.33%
• Cash-on-cash: 53.71%
• DSCR: 3.39
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $251,370
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Lindenwood Dr	0.27mi	3/2.0	1,779 (-6%)	21mo	$327,900	$184	56
312 Friday Rd	0.45mi	3/1.5	1,652 (-13%)	1mo	$220,000	$133	55
30 Perry St	0.70mi	3/2.0	2,016 (+7%)	1mo	$321,000	$159	52
518 North Ave	0.32mi	3/1.0	1,688 (-11%)	23mo	$161,507	$96	48
53 Lawrence St	0.21mi	4/2.0 (+1)	1,714 (-9%)	24mo	$177,000	$103	46
9 Spring St	0.69mi	3/1.0	1,750 (-7%)	16mo	$150,000	$86	42
410 Stanton Ave	0.71mi	3/2.5	2,000 (+6%)	12mo	$260,000	$130	41
833 Reserve St	0.71mi	3/1.5	1,632 (-14%)	8mo	$317,900	$195	36
841 Stanton Ave	0.68mi	3/1.5	1,648 (-13%)	11mo	$235,000	$143	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 · 5.31% rent growth · sell at horizon

5-year hold

• IRR: 54.7%
• Equity multiple: 3.50×
• Total profit: $63,019
• Equity at exit: $13,419

10-year hold

• IRR: 60.7%
• Equity multiple: 7.83×
• Total profit: $172,147
• 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 15209

• Home prices YoY: -27.7%
• Rents YoY: 5.3%
• Active inventory: 27
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$472
• Tax from tax record: −$239 /mo · $2,871/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,128

Break-even live

Break-even rent $948

Max offer price $90,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,179	-5% $1,153	+0% $1,128	+5% $1,102	+10% $1,077
Rent	-10% $940	-5% $1,034	+0% $1,128	+5% $1,222	+10% $1,316
Rate	-1.0pp $1,173	-0.5pp $1,151	base $1,128	+0.5pp $1,105	+1.0pp $1,081

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: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Reetz St Pittsburgh, PA	4.0	1.0	1500	$2,050	$1.37	17d	1	0.81mi
107 Shoup St #2 Pittsburgh, PA	2.0	1.0	2064	$2,000	$0.97	45d	1	0.89mi
5275 Butler St Pittsburgh, PA	2.0	1.0–2.0	885	$4,076	$4.61	3d	130	1.15mi
5264 Dresden Way Pittsburgh, PA	2.0	2.0	1853	$2,500	$1.35	25d	1	1.20mi
4107 Willow St Pittsburgh, PA	2.0	1.0–2.0	917	$3,334	$3.63	3d	28	1.25mi
160 56th St Pittsburgh, PA	3.0	3.0	1737	$3,900	$2.25	20d	1	1.33mi
17 Cambria Pt Pittsburgh, PA	3.0	4.0	1692	$1,995	$1.18	45d	1	1.33mi
147 39th St Pittsburgh, PA	3.0	1.0–2.0	934	$3,463	$3.71	3d	44	1.40mi

Listing history 4 events

1. 2026-02-28
   status Pending
2. 2026-02-18
   listed $90,000 Active
3. 2016-08-17
   soldstatus $302,500
4. 2004-10-01
   soldstatus $58,900

ⓘ 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: $2,871 · $239/mo
• Projected year-2 tax: $2,871 · $239/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°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: $28,507
• − Mortgage interest: −$5,041
• − Property taxes: −$2,871
• − Insurance: −$450
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$2,618
• Taxable income: $12,965
• Est. tax owed @ 24.0%: −$3,112
• After-tax cash flow: $10,424/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: Shaler Area SD
• NCES district ID: 4221200
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $57,411
• Composite: 41.33/100
• National rank: #3506
• State rank: #208 of 539 in PA

Livability — Millvale

• Score: 85/100
• State rank: #75
• US rank: #544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millvale, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 12,328
• Household income: $85,542
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 356.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 3% Black 3% Two or more races 2% Asian 1%
• Common ancestry: Romanian 13% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -117.81%
• Current HPI: 307.7796
• Rent YoY: ▲ 5.31%
• 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

+52.8% since first listed

4 events — show timeline

• 2026-02-28 Pending — West Penn MLS
• 2026-02-18 Listed $90,000 West Penn MLS
• 2016-08-17 Sold (Public Records) $302,500 Public Records
• 2004-10-01 Sold (Public Records) $58,900 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,871 · +13.0% YoY. Source: county tax records.