3284 Rainbow Run Rd · Forward, PA 15063

$24,900

3 bd · 1.5 ba · 1,552 sqft · SingleFamily public records · 91 Days on market

Built 1920 0.40 ac lot $16/sqft · 83% below area ↓ 25% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors, flippers, or contractors looking for their next project. This 3-bedroom home has been mostly gutted, offering an open starting point to design and finish to your preferences. Located in the Elizabeth Forward School District, the property features a river view and sits adjacent to a community park with fields, courts, and river access, adding to its overall appeal. The large, level to gently sloping lot provides additional flexibility, including potential space for a garage. Yard sits on both sides of Gallatin Rd. With solid upside potential after renovation, this property is well-suited for buyers prepared to complete a full project. Ideal for cash buyers. Property is being sold as-is.

Key facts

• River view
• Gently sloping lot
• Community park

Tags

• RIVER VIEW
• COMMUNITY PARK
• LEVEL LOT
• GENTLY SLOPING LOT
• RIVER ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Elizabeth Forward SD (suburban): math 41% / reading 65% proficiency, ranked #136 of 539 in PA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 66 active listings in the ZIP; 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 $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• At projected returns (-3.0% 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 91 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.34% ✓
• Cap rate: 48.59%
• Cash-on-cash: 151.07%
• DSCR: 7.72
• GRM: 1.6

CMA / ARV

• ARV (median comp): $146,102
• List price: $24,900
• Delta: -82.96%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Center Ave	0.46mi	2/1.0 (-1)	1,627 (+5%)	13mo	$170,000	$104	53
50 Prosperity St	0.58mi	2/2.0 (-1)	1,348 (-13%)	4mo	$210,000	$156	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.94×
• Total profit: $48,383
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 16.75×
• Total profit: $109,777
• Equity at exit: $2,153

Cash invested: $6,972 (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 15063

• Home prices YoY: -6.9%
• Active inventory: 66
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $822

Break-even live

Break-even rent $288

Max offer price $24,900

Occupancy floor 33%

Sensitivity live

Price	-10% $839	-5% $831	+0% $822	+5% $814	+10% $805
Rent	-10% $717	-5% $770	+0% $822	+5% $875	+10% $927
Rate	-1.0pp $835	-0.5pp $828	base $822	+0.5pp $816	+1.0pp $809

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $24,900 Active 91 DOM
2. 2026-06-17
   days on market $24,900 Active 90 DOM
3. 2026-06-16
   days on market $24,900 Active 89 DOM
4. 2026-06-15
   days on market $24,900 Active 88 DOM
5. 2026-06-13
   days on market $24,900 Active 86 DOM
6. 2026-06-09
   days on market $24,900 Active 82 DOM
7. 2026-06-08
   days on market $24,900 Active 81 DOM
8. 2026-06-07
   days on market $24,900 Active 80 DOM
9. 2026-06-05
   days on market $24,900 Active 77 DOM
10. 2026-06-03
    days on market $24,900 Active 76 DOM
11. 2026-06-02
    days on market $24,900 Active 75 DOM
12. 2026-06-01
    days on market $24,900 Active 74 DOM
13. 2026-05-31
    days on market $24,900 Active 73 DOM
14. 2026-05-14
    price $29,900 727-char remark

    Show marketing remark (727 chars)

    Great opportunity for investors, flippers, or contractors looking for their next project. This 3-bedroom home has been mostly gutted, offering an open starting point to design and finish to your preferences. Located in the Elizabeth Forward School District, the property features a river view and sits adjacent to a community park with fields, courts, and river access, adding to its overall appeal. The large, level to gently sloping lot provides additional flexibility, including potential space for a garage. Yard sits on both sides of Gallatin Rd. With solid upside potential after renovation, this property is well-suited for buyers prepared to complete a full project. Ideal for cash buyers. Property is being sold as-is.

15. 2026-04-24
    price $32,900 727-char remark

    Show marketing remark (727 chars)

    Great opportunity for investors, flippers, or contractors looking for their next project. This 3-bedroom home has been mostly gutted, offering an open starting point to design and finish to your preferences. Located in the Elizabeth Forward School District, the property features a river view and sits adjacent to a community park with fields, courts, and river access, adding to its overall appeal. The large, level to gently sloping lot provides additional flexibility, including potential space for a garage. Yard sits on both sides of Gallatin Rd. With solid upside potential after renovation, this property is well-suited for buyers prepared to complete a full project. Ideal for cash buyers. Property is being sold as-is.

16. 2026-03-26
    price $34,900 727-char remark

    Show marketing remark (727 chars)

    Great opportunity for investors, flippers, or contractors looking for their next project. This 3-bedroom home has been mostly gutted, offering an open starting point to design and finish to your preferences. Located in the Elizabeth Forward School District, the property features a river view and sits adjacent to a community park with fields, courts, and river access, adding to its overall appeal. The large, level to gently sloping lot provides additional flexibility, including potential space for a garage. Yard sits on both sides of Gallatin Rd. With solid upside potential after renovation, this property is well-suited for buyers prepared to complete a full project. Ideal for cash buyers. Property is being sold as-is.

17. 2026-03-19
    listed $44,900 Active 727-char remark

    Show marketing remark (727 chars)

    Great opportunity for investors, flippers, or contractors looking for their next project. This 3-bedroom home has been mostly gutted, offering an open starting point to design and finish to your preferences. Located in the Elizabeth Forward School District, the property features a river view and sits adjacent to a community park with fields, courts, and river access, adding to its overall appeal. The large, level to gently sloping lot provides additional flexibility, including potential space for a garage. Yard sits on both sides of Gallatin Rd. With solid upside potential after renovation, this property is well-suited for buyers prepared to complete a full project. Ideal for cash buyers. Property is being sold as-is.

18. 2024-07-25
    soldstatus $27,000
19. 2013-02-27
    soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,946
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$791
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$724
• Taxable income: $10,111
• Est. tax owed @ 24.0%: −$2,427
• After-tax cash flow: $7,439/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: Elizabeth Forward SD
• NCES district ID: 4209090
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $53,344
• Composite: 45.5/100
• National rank: #2611
• State rank: #136 of 539 in PA

Livability — Forward

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,479

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 4% Scotch-Irish 3%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% 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: ▼ -19.31%
• Current HPI: 261.0334
• 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

-25.2% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $29,900 West Penn MLS
• 2026-04-24 Price Changed $32,900 West Penn MLS
• 2026-03-26 Price Changed $34,900 West Penn MLS
• 2026-03-19 Listed $44,900 West Penn MLS
• 2024-07-25 Sold (Public Records) $27,000 Public Records
• 2013-02-27 Sold (Public Records) $40,000 Public Records

Property tax history

+6.1%/yr

Latest (2026): $1,825 · +4.4% YoY. Source: county tax records.