22 E Prospect Ave · Ingram, PA 15205

$99,000

3 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 29 Days on market

Built 1900 6,011 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home sits on a 6,000 sq ft lot just steps from the West Busway and major retail centers. With 1,324 sq ft of living space and solid bones, it’s ready for a full rehab. Original details still remain, including woodwork and trim, offering the opportunity to restore character while modernizing. The side porch, first-floor laundry, and a spacious dining room provide added potential, and the lot is spacious, perfect for off-street parking or future improvements. Close to Downtown Pittsburgh, the airport, and local amenities. While definitely NOT move-in ready, this property is still a solid opportunity for experienced investors looking for their next project.

Key facts

• Alley access
• Oversized lot
• 6,011 sq ft lot

Tags

• OVERSIZED LOT
• ALLEY ACCESS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale condition
• Construction: Stone and vinyl siding exterior; Composition roof
• Exterior features: 50 x 120 lot dimensions

Interior

• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Hardwood flooring; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#126 in PA, #985 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D.
• Montour SD (suburban): math 62% / reading 75% proficiency, ranked #29 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 61 active listings in the ZIP; 6 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $58k; list at $99k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.47% ✓
• Cap rate: 11.89%
• Cash-on-cash: 20.00%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $199,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2902 Center St	0.15mi	3/1.5	1,320 (-0%)	0mo	$225,000	$170	90
2850 Middletown Rd	0.28mi	3/1.0	1,320 (-0%)	4mo	$198,990	$151	84
25 Scotia St	0.14mi	3/1.5	1,368 (+3%)	6mo	$215,000	$157	81
131 Ford St	0.50mi	2/1.0 (-1)	1,319 (-0%)	5mo	$23,500	$18	66
26 Grace St	0.49mi	3/2.0	1,356 (+2%)	4mo	$180,000	$133	66
48 Sampson Ave	0.40mi	3/1.0	1,472 (+11%)	2mo	$173,405	$118	62
1628 Steuben St	0.42mi	2/3.0 (-1)	1,217 (-8%)	1mo	$275,000	$226	53
1405 Evanston St	0.66mi	3/2.0	1,427 (+8%)	3mo	$220,000	$154	50
1219 Tweed St	0.71mi	4/1.5 (+1)	1,380 (+4%)	5mo	$22,000	$16	48
214 Maxwell	0.55mi	3/2.0	1,172 (-12%)	4mo	$228,000	$195	48
3226 Huxley St	0.72mi	4/1.0 (+1)	1,212 (-8%)	1mo	$70,000	$58	46
103 Noble	0.70mi	2/1.5 (-1)	1,416 (+7%)	5mo	$185,000	$131	45

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.51×
• Total profit: $14,000
• Equity at exit: $14,761

10-year hold

• IRR: 21.9%
• Equity multiple: 2.90×
• Total profit: $52,616
• Equity at exit: $8,560

Cash invested: $27,720 (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 15205

• Home prices YoY: -30.7%
• Rents YoY: 3.4%
• Active inventory: 61
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$519
• Tax from tax record: −$127 /mo · $1,518/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $462

Break-even live

Break-even rent $870

Max offer price $99,000

Occupancy floor 63%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 E Prospect Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$1,100	$0.92	43d	1	0.04mi
10 Leslie St Pittsburgh, PA	2.0	1.0	1200	$1,475	$1.23	43d	1	0.11mi
178 W Prospect Ave Pittsburgh, PA	2.0	1.0	1035	$975	$0.94	43d	1	0.46mi
51 Taylor St Pittsburgh, PA	3.0	1.0	1168	$1,600	$1.37	44d	1	0.86mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	23d	1	1.42mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	7d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 29 DOM
2. 2026-06-17
   days on market $99,000 Active 28 DOM
3. 2026-06-16
   days on market $99,000 Active 27 DOM
4. 2026-06-15
   days on market $99,000 Active 26 DOM
5. 2026-06-13
   days on market $99,000 Active 24 DOM
6. 2026-06-13
   days on market $99,000 Active 23 DOM
7. 2026-06-09
   days on market $99,000 Active 20 DOM
8. 2026-06-08
   days on market $99,000 Active 19 DOM
9. 2026-06-07
   days on market $99,000 Active 18 DOM
10. 2026-06-03
    days on market $99,000 Active 14 DOM
11. 2026-06-02
    days on market $99,000 Active 13 DOM
12. 2026-06-01
    days on market $99,000 Active 12 DOM
13. 2026-05-31
    days on market $99,000 Active 11 DOM
14. 2026-05-18
    listed $99,000 Active
15. 2025-06-11
    soldstatus $58,000 Closed 691-char remark

    Show marketing remark (691 chars)

    This 3-bedroom, 1-bath home sits on a 6,000 sq ft lot just steps from the West Busway and major retail centers. With 1,324 sq ft of living space and solid bones, it’s ready for a full rehab. Original details still remain, including woodwork and trim, offering the opportunity to restore character while modernizing. The side porch, first-floor laundry, and a spacious dining room provide added potential, and the lot is spacious, perfect for off-street parking or future improvements. Close to Downtown Pittsburgh, the airport, and local amenities. While definitely NOT move-in ready, this property is still a solid opportunity for experienced investors looking for their next project.

16. 2025-05-19
    status Pending 691-char remark

    Show marketing remark (691 chars)

    This 3-bedroom, 1-bath home sits on a 6,000 sq ft lot just steps from the West Busway and major retail centers. With 1,324 sq ft of living space and solid bones, it’s ready for a full rehab. Original details still remain, including woodwork and trim, offering the opportunity to restore character while modernizing. The side porch, first-floor laundry, and a spacious dining room provide added potential, and the lot is spacious, perfect for off-street parking or future improvements. Close to Downtown Pittsburgh, the airport, and local amenities. While definitely NOT move-in ready, this property is still a solid opportunity for experienced investors looking for their next project.

17. 2025-05-05
    historical Contingent 691-char remark

    Show marketing remark (691 chars)

    This 3-bedroom, 1-bath home sits on a 6,000 sq ft lot just steps from the West Busway and major retail centers. With 1,324 sq ft of living space and solid bones, it’s ready for a full rehab. Original details still remain, including woodwork and trim, offering the opportunity to restore character while modernizing. The side porch, first-floor laundry, and a spacious dining room provide added potential, and the lot is spacious, perfect for off-street parking or future improvements. Close to Downtown Pittsburgh, the airport, and local amenities. While definitely NOT move-in ready, this property is still a solid opportunity for experienced investors looking for their next project.

18. 2025-04-30
    listed $84,900 Active 691-char remark

    Show marketing remark (691 chars)

    This 3-bedroom, 1-bath home sits on a 6,000 sq ft lot just steps from the West Busway and major retail centers. With 1,324 sq ft of living space and solid bones, it’s ready for a full rehab. Original details still remain, including woodwork and trim, offering the opportunity to restore character while modernizing. The side porch, first-floor laundry, and a spacious dining room provide added potential, and the lot is spacious, perfect for off-street parking or future improvements. Close to Downtown Pittsburgh, the airport, and local amenities. While definitely NOT move-in ready, this property is still a solid opportunity for experienced investors looking for their next project.

19. 2002-08-30
    soldstatus $69,900
20. 2002-08-16
    soldstatus $69,900 178-char remark

    Show marketing remark (178 chars)

    Beautiful Remodled Two Story , Newer Kitchen Cabinets, Counter Tops and Sink, Newer Wall to Wall Carpeting Through out, Newer Wiring and 100 amp. service, This Home is a must se

21. 2002-06-25
    listed $72,900 178-char remark

    Show marketing remark (178 chars)

    Beautiful Remodled Two Story , Newer Kitchen Cabinets, Counter Tops and Sink, Newer Wall to Wall Carpeting Through out, Newer Wiring and 100 amp. service, This Home is a must se

ⓘ 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: $1,518 · $127/mo
• Projected year-2 tax: $1,541 · $128/mo
• Expected delta: +$23/yr (+$2/mo · 1.5%)

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,454
• − Mortgage interest: −$5,546
• − Property taxes: −$1,518
• − Insurance: −$495
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,880
• Taxable income: $4,222
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,532/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: Montour SD
• NCES district ID: 4215720
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 75% ▼ -6.00%
• Median HH income: $66,512
• Composite: 59.65/100
• National rank: #904
• State rank: #29 of 539 in PA

Livability — Ingram

• Score: 83/100
• State rank: #126
• US rank: #985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ingram, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 24,060
• Household income: $70,991
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1334.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 5% Asian 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -109.16%
• Current HPI: 246.4018
• Rent YoY: ▲ 3.40%
• 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

+35.8% since first listed

8 events — show timeline

• 2026-05-18 Listed $99,000 West Penn MLS
• 2025-06-11 Sold (MLS) $58,000 West Penn MLS
• 2025-05-19 Pending — West Penn MLS
• 2025-05-05 Contingent — West Penn MLS
• 2025-04-30 Listed $84,900 West Penn MLS
• 2002-08-30 Sold (Public Records) $69,900 Public Records
• 2002-08-16 Sold (MLS) $69,900 West Penn MLS
• 2002-06-25 Listed $72,900 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $1,518 · +0.0% YoY. Source: county tax records.