1101 Lysle Ave · Port Vue, PA 15133

$25,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 49 Days on market

Built 1910 2,748 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
• Appreciation +7.3/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Solid investment property with major capital improvements already completed, including a 2-year-old roof, newer furnace and strong mechanicals. Property needs only cosmetic updates, offering value-add potential. Off-street parking increases tenant appeal. Conveniently located near shopping, schools, and main commuter routes, supporting consistent rental demand—an excellent addition to an investor's portfolio.

Key facts

• 2 year old roof
• Near schools
• Newer furnace

Tags

• 2 YEAR OLD ROOF
• NEWER FURNACE
• STRONG MECHANICALS
• OFF STREET PARKING
• NEAR SCHOOLS
• NEAR MAIN COMMUTER ROUTES

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$54,144) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#545 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent is only 18% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $1k of equity ($173 loan paydown + $1k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.90% ✓
• Cap rate: 33.68%
• Cash-on-cash: 97.82%
• DSCR: 5.35
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $54,144
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Lysle Ave	0.00mi	2/1.0	752 (0%)	1mo	$20,000	$27	99
1022 Alquin St	0.18mi	2/1.0	714 (-5%)	2mo	$75,000	$105	82
1014 Alquin St	0.12mi	2/1.5	768 (+2%)	12mo	$55,000	$72	79
1009 Oakland Ave	0.22mi	3/2.0 (+1)	778 (+4%)	6mo	$15,000	$19	70
514 Reynolds St	0.40mi	2/1.0	778 (+4%)	11mo	$26,000	$33	67
1706 Romine	0.56mi	2/2.0	820 (+9%)	17mo	$100,000	$122	41
1457 Washington Blvd	0.57mi	2/1.5	808 (+7%)	23mo	$124,900	$155	40
1006 Woodland Ave	0.67mi	3/1.0 (+1)	864 (+15%)	10mo	$61,000	$71	30

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.92×
• Total profit: $41,459
• Equity at exit: $13,448

10-year hold

• IRR: —
• Equity multiple: 14.47×
• Total profit: $94,315
• Equity at exit: $22,636

Cash invested: $7,000 (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 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$131
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $571

Break-even live

Break-even rent $253

Max offer price $25,000

Occupancy floor 37%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	43d	1	0.46mi
308 Marie St Glassport, PA	2.0	1.0	850	$925	$1.09	16d	1	0.85mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	12d	3	0.89mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	14d	1	0.89mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	43d	1	0.89mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	43d	1	1.29mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	43d	1	1.29mi
526 Ohio Ave Unit 3 Glassport, PA	2.0	1.0	800	$900	$1.12	43d	1	1.44mi
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	23d	1	1.50mi

Listing history 6 events

1. 2026-04-08
   status Pending
2. 2026-04-02
   price $25,000
3. 2026-03-05
   price $37,000
4. 2026-02-19
   status Active
5. 2026-02-10
   price $39,500
6. 2026-02-09
   listed $22,500 Active

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $705 · $59/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,709
• − Mortgage interest: −$1,400
• − Property taxes: −$705
• − Insurance: −$125
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$727
• Taxable income: $6,878
• Est. tax owed @ 24.0%: −$1,651
• After-tax cash flow: $5,196/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: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

Livability — Port Vue

• Score: 73/100
• State rank: #545
• US rank: #5090

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: Port Vue, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 94.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 4.52%
• Current HPI: 214.5922
• 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

+11.1% since first listed

6 events — show timeline

• 2026-04-08 Pending — West Penn MLS
• 2026-04-02 Price Changed $25,000 West Penn MLS
• 2026-03-05 Price Changed $37,000 West Penn MLS
• 2026-02-19 Relisted — West Penn MLS
• 2026-02-10 Price Changed $39,500 West Penn MLS
• 2026-02-09 Listed $22,500 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $705 · +6.0% YoY. Source: county tax records.