2212 Freeport Rd · Natrona Heights, PA 15065

$99,900

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 7 Days on market

Built 1920 4,800 sqft lot $111/sqft · 33% below area Est $149k · 33% under ↓ 13% since listing

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Schools +3.3/10.0
• 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

Welcome to this beautifully updated 1-bedroom, 1-bath home featuring a brand new modern kitchen and bathroom, fresh paint, new flooring, and plush carpet throughout. Enjoy off-street parking in the back of the house. This home has been completely redone from the drywall to insulation, to electric, to plumbing, newer hot water tank, & furnace. Bedroom & Bathroom located on 2nd floor. Great back and side yards, big enough for entertaining and or your gardening. Conveniently located near grocery stores, shopping centers, eateries, gyms, and local parks. NEW ROOF! This home offers both comfort and accessibility. NEW Roof May 2026. Less than 5 minutes from Route 28. Perfect for first-time buyers or downsizers looking for move-in-ready charm in a prime location. Low Taxes! Don’t miss this gem!

Key facts

• Move-in-ready charm
• New bathroom
• Great size lot

Tags

• MODERN KITCHEN
• NEW BATHROOM
• OFF-STREET PARKING
• GREAT SIZE LOT
• NEW ROOF
• MOVE-IN-READY CHARM

Property features AI

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Public transportation access nearby; Lot dimensions ~40 x 123

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Bedroom on the upper level
• Flooring: Vinyl; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Vinyl and carpet flooring; Full unfinished walk-up basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (3.0% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.9% in Natrona Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highlands El Sch (math 31% / reading 50%, grade F, #938 of 1,518 statewide, top 62%, 610 students, 100% FRL); Highlands Ms (math 24% / reading 47%, grade F, #317 of 512 statewide, top 63%, 652 students, 100% FRL); Highlands Shs (math 52% / reading 75%, grade B-, #68 of 437 statewide, top 15%, 713 students, 90% FRL) — zoned schools average 97% FRL vs 56% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,856 (3.0% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $149,487
• List price: $99,900
• Delta: -33.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 Springhill Rd	0.18mi	2/1.0	888 (-1%)	2mo	$162,000	$182	89
1505 Melrose Ave	0.35mi	2/1.0	944 (+5%)	3mo	$52,600	$56	72
2214 Adams St	0.06mi	2/1.0	780 (-13%)	16mo	$142,500	$183	63
1210 Princeton Ave	0.41mi	2/1.5	960 (+7%)	10mo	$140,000	$146	59
1239 Davis St	0.38mi	3/1.5 (+1)	875 (-2%)	19mo	$188,000	$215	56
1017 Lane Ave	0.70mi	2/1.0	928 (+4%)	7mo	$145,000	$156	56
1998 State St	0.55mi	2/1.0	804 (-10%)	8mo	$171,000	$213	51
1241 Davis St	0.38mi	2/1.0	1,004 (+12%)	23mo	$175,000	$174	43
1105 Lane	0.70mi	1/1.0 (-1)	788 (-12%)	24mo	$59,000	$75	22

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,097
• Equity at exit: $14,895

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $9,713
• Equity at exit: $8,638

Cash invested: $27,972 (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 15065

• Home prices YoY: -19.3%
• Active inventory: 30
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $175

Break-even live

Break-even rent $747

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $231	-5% $203	+0% $175	+5% $147	+10% $118
Rent	-10% $98	-5% $137	+0% $175	+5% $213	+10% $251
Rate	-1.0pp $225	-0.5pp $200	base $175	+0.5pp $149	+1.0pp $123

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Lilac St Natrona Heights, PA	2.0	1.0	875	$900	$1.03	0d	1	0.10mi
1715 State St Natrona Heights, PA	2.0	2.0	1007	$1,300	$1.29	0d	1	0.50mi
1420 Pacific Ave Natrona Heights, PA	2.0	1.0	502	$1,060	$2.11	0d	1	0.95mi

Listing history 10 events

1. 2026-06-22
   status $99,900 Contingent 7 DOM
2. 2026-06-21
   days on market $99,900 Active 7 DOM
3. 2026-06-18
   days on market $99,900 Active 4 DOM
4. 2026-06-17
   days on market $99,900 Active 3 DOM
5. 2026-06-16
   days on market $99,900 Active 2 DOM
6. 2026-06-15
   statusdays on marketlisting id $99,900 Active 1 DOM
7. 2025-12-09
   status Active

   Show marketing remark (815 chars)

   Welcome to this beautifully updated 1-bedroom, 1-bath home featuring a brand new modern kitchen and bathroom, fresh paint, new flooring, and plush carpet throughout. Enjoy off-street parking in the back of the house. This home has been completely redone from the drywall to insulation, to electric, to plumbing, newer hot water tank, & furnace. Bedroom & Bathroom located on 2nd floor. Great back and side yards, big enough for entertaining and or your gardening. Conveniently located near grocery stores, shopping centers, eateries, gyms, and local parks. NEW ROOF! This home offers both comfort and accessibility. NEW Roof May 2026. Less than 5 minutes from Route 28. Perfect for first-time buyers or downsizers looking for move-in-ready charm in a prime location. Low Taxes! Don’t miss this gem!

8. 2025-11-12
   historical Contingent

   Show marketing remark (815 chars)

   Welcome to this beautifully updated 1-bedroom, 1-bath home featuring a brand new modern kitchen and bathroom, fresh paint, new flooring, and plush carpet throughout. Enjoy off-street parking in the back of the house. This home has been completely redone from the drywall to insulation, to electric, to plumbing, newer hot water tank, & furnace. Bedroom & Bathroom located on 2nd floor. Great back and side yards, big enough for entertaining and or your gardening. Conveniently located near grocery stores, shopping centers, eateries, gyms, and local parks. NEW ROOF! This home offers both comfort and accessibility. NEW Roof May 2026. Less than 5 minutes from Route 28. Perfect for first-time buyers or downsizers looking for move-in-ready charm in a prime location. Low Taxes! Don’t miss this gem!

9. 2025-11-04
   price $99,900

   Show marketing remark (815 chars)

   Welcome to this beautifully updated 1-bedroom, 1-bath home featuring a brand new modern kitchen and bathroom, fresh paint, new flooring, and plush carpet throughout. Enjoy off-street parking in the back of the house. This home has been completely redone from the drywall to insulation, to electric, to plumbing, newer hot water tank, & furnace. Bedroom & Bathroom located on 2nd floor. Great back and side yards, big enough for entertaining and or your gardening. Conveniently located near grocery stores, shopping centers, eateries, gyms, and local parks. NEW ROOF! This home offers both comfort and accessibility. NEW Roof May 2026. Less than 5 minutes from Route 28. Perfect for first-time buyers or downsizers looking for move-in-ready charm in a prime location. Low Taxes! Don’t miss this gem!

10. 2025-09-23
    listed $115,000 Active

    Show marketing remark (815 chars)

    Welcome to this beautifully updated 1-bedroom, 1-bath home featuring a brand new modern kitchen and bathroom, fresh paint, new flooring, and plush carpet throughout. Enjoy off-street parking in the back of the house. This home has been completely redone from the drywall to insulation, to electric, to plumbing, newer hot water tank, & furnace. Bedroom & Bathroom located on 2nd floor. Great back and side yards, big enough for entertaining and or your gardening. Conveniently located near grocery stores, shopping centers, eateries, gyms, and local parks. NEW ROOF! This home offers both comfort and accessibility. NEW Roof May 2026. Less than 5 minutes from Route 28. Perfect for first-time buyers or downsizers looking for move-in-ready charm in a prime location. Low Taxes! Don’t miss this gem!

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$641/yr (+$53/mo · 215.4%)

ⓘ 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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,623
• − Mortgage interest: −$5,596
• − Property taxes: −$297
• − Insurance: −$500
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$2,906
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $1,987/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Natrona Heights

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

Census & demographics

• Census place: Natrona Heights, PA
• Population (ZIP): 10,927

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 3% Black 2% Asian 1%
• Common ancestry: Romanian 18% Serbian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -60.64%
• Current HPI: 252.9355
• 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

-13.1% since first listed

5 events — show timeline

• 2026-06-14 Listed $99,900 West Penn MLS
• 2025-12-09 Relisted — West Penn MLS
• 2025-11-12 Contingent — West Penn MLS
• 2025-11-04 Price Changed $99,900 West Penn MLS
• 2025-09-23 Listed $115,000 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $297 · +0.0% YoY. Source: county tax records.