4246 Battle Ridge Rd · Noblestown, PA 15057

$125,000

2 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 22 Days on market

Built 1937 0.85 ac 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
• Schools +6.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REO Foreclosure property sold "as is" without repair or warranty.

Key facts

• 0.85 acre lot
• Garage
• Built 1937

Property features AI

Exterior

• Parking: Detached garage; Total of 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Vinyl siding

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Bedroom on main level; Additional bedroom/space on upper level (approx. 15 x 14)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas heating
• Interior features: Full basement with interior entry; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 1.6% in Noblestown — 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 46/100 on livability (#1,721 in PA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• South Fayette Township SD (suburban): math 67% / reading 85% proficiency, ranked #12 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 99 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $67k; list at $125k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — 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: 1.86% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.26%
• DSCR: 2.39
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.1%
• Equity multiple: 2.08×
• Total profit: $37,891
• Equity at exit: $18,638

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $108,064
• Equity at exit: $10,808

Cash invested: $35,000 (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 15057

• Home prices YoY: -10.7%
• Active inventory: 99
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $912

Break-even live

Break-even rent $1,166

Max offer price $125,000

Occupancy floor 56%

Sensitivity live

Price	-10% $983	-5% $947	+0% $912	+5% $876	+10% $841
Rent	-10% $729	-5% $820	+0% $912	+5% $1,004	+10% $1,095
Rate	-1.0pp $975	-0.5pp $944	base $912	+0.5pp $879	+1.0pp $847

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8059 Hinsdale Ln Mc Donald, PA	3.0	2.5	1752	$2,400	$1.37	4d	1	0.66mi
1228 Gneiss Dr Cuddy, PA	3.0	2.5	1512	$2,200	$1.46	45d	1	1.17mi

Listing history 16 events

1. 2026-06-16
   statusdays on market $125,000 Pending 22 DOM
2. 2026-06-15
   days on market $125,000 Active 21 DOM
3. 2026-06-13
   days on market $125,000 Active 19 DOM
4. 2026-06-09
   days on market $125,000 Active 15 DOM
5. 2026-06-08
   days on market $125,000 Active 14 DOM
6. 2026-06-07
   days on market $125,000 Active 13 DOM
7. 2026-06-03
   days on market $125,000 Active 9 DOM
8. 2026-06-02
   days on market $125,000 Active 8 DOM
9. 2026-06-01
   days on market $125,000 Active 7 DOM
10. 2026-05-31
    days on market $125,000 Active 6 DOM
11. 2026-05-18
    listed $125,000 Active
12. 2015-12-09
    price $67,179 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

13. 2015-09-25
    price $63,600 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

14. 2015-09-21
    soldstatus $67,179 Sold 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

15. 2015-08-27
    status Under Contract 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

16. 2015-08-17
    listed $63,600 Active 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

ⓘ 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: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/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 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,849
• − Mortgage interest: −$7,002
• − Property taxes: −$2,567
• − Insurance: −$625
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$3,636
• Taxable income: $9,563
• Est. tax owed @ 24.0%: −$2,295
• After-tax cash flow: $8,647/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 Fayette Township SD
• NCES district ID: 4220580
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 85% ▼ -5.00%
• Median HH income: $74,409
• Composite: 66.61/100
• National rank: #415
• State rank: #12 of 539 in PA

Livability — Noblestown

• Score: 46/100
• State rank: #1721
• US rank: #26469

Category grades

Amenities F Commute F Cost of living F Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,162

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 (87%)
• Race & ethnicity: White 87% Asian 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 91% English-only · Other Asian/Pacific 5% Other Indo-European 2% 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: ▼ -31.77%
• Current HPI: 266.0112
• 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

+96.5% since first listed

6 events — show timeline

• 2026-05-18 Listed $125,000 West Penn MLS
• 2015-12-09 Price Changed $67,179 West Penn MLS
• 2015-09-25 Price Changed $63,600 West Penn MLS
• 2015-09-21 Sold (MLS) $67,179 West Penn MLS
• 2015-08-27 Pending — West Penn MLS
• 2015-08-17 Listed $63,600 West Penn MLS

Property tax history

-3.4%/yr

Latest (2026): $2,567 · +2.6% YoY. Source: county tax records.