509 Locust St · Turtle Creek, PA 15145

$114,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 12 Days on market

Built 1928 2,500 sqft lot Est $121k · 5% under

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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 +24.4/30.0
• ARV discount +9.8/15.0
• DSCR +7.9/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home has been well maintained and could be a great starter home or investment rental. Enjoy drinking coffee or crafting on the closed-in front porch. The first floor has an open floor plan that is great for entertaining. The kitchen has white cabinets, granite counters, stainless steel appliances, and a beautiful backsplash. The backyard and garage can be accessed from the kitchen. The upstairs has 3 nice-sized bedrooms with plenty of storage and a bathroom with lots of charm. You will also love the large, clean basement that is semi-finished with walk-out access to the private backyard. The detached garage has space for two vehicles and there is 1 off-street parking space in the front of the home for added convenience. Electrical has been updated.

Key facts

• Fenced yard
• Clean basement
• Turnkey condition

Tags

• TURNKEY CONDITION
• MASSIVE WALK-IN CLOSET
• FENCED YARD
• CLEAN BASEMENT

Property features AI

Exterior

• Home design: 2-story; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Small lot (0.0574 acre); Lot dimensions approximately 2,500

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning unit(s)
• Interior features: Resale condition
• Laundry & utility: Washer; Dryer; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 69/100 on livability (#807 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, amenities F, commute F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $115k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1928 — 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: 1.10% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $121,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Locust St	0.03mi	3/2.5	1,248 (+4%)	12mo	$154,900	$124	76
323 Mercer St	0.15mi	2/1.0 (-1)	1,260 (+5%)	5mo	$118,000	$94	75
624 George St	0.13mi	4/1.5 (+1)	1,188 (-1%)	13mo	$110,000	$93	74
313 Locust St	0.11mi	3/1.5	1,356 (+13%)	0mo	$130,000	$96	71
1216 Center St	0.25mi	3/1.0	1,144 (-5%)	12mo	$116,000	$101	71
924 James St	0.30mi	3/1.5	1,103 (-8%)	0mo	$115,000	$104	70
752 Middle Ave	0.70mi	2/2.0 (-1)	1,192 (-1%)	0mo	$36,000	$30	57
1 2nd St	0.66mi	3/2.0	1,272 (+6%)	3mo	$55,000	$43	53
275 Greensburg Pike	0.74mi	3/1.0	1,242 (+4%)	10mo	$45,000	$36	51
737 Patton Street Ext	0.72mi	3/1.5	1,134 (-6%)	11mo	$175,000	$154	46
508 Bellwood Ave	0.72mi	3/2.0	1,110 (-8%)	7mo	$190,000	$171	44
353 Shady Ridge Dr	0.49mi	3/2.5	1,365 (+14%)	10mo	$189,000	$138	40

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,725
• Equity at exit: $17,132

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $15,939
• Equity at exit: $9,934

Cash invested: $32,172 (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 15145

• Home prices YoY: -31.2%
• Active inventory: 28
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$603
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $234

Break-even live

Break-even rent $970

Max offer price $114,900

Occupancy floor 77%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	43d	1	0.21mi
342 Kenyon St Turtle Creek, PA	1.0–2.0	1.0	850	$1,155	$1.36	14d	6	0.35mi
221 Grant St Unit 221-B Turtle Creek, PA	2.0	1.0	756	$775	$1.03	43d	1	0.53mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	43d	1	0.63mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	43d	1	0.63mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	43d	1	0.63mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	23d	1	0.63mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	43d	1	0.83mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	43d	1	0.83mi
173 Churchill Rd Turtle Creek, PA	1.0–2.0	1.0	820	$1,175	$1.43	17d	2	0.90mi
1100 Penn Center Blvd Pittsburgh, PA	2.0	1.0–2.0	1203	$2,199	$1.83	1d	17	1.03mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	1.14mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	14d	1	1.27mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	43d	1	1.27mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	4d	1	1.31mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	3d	1	1.32mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	1d	10	1.47mi

Listing history 10 events

1. 2026-06-19
   price $114,900 Active 12 DOM
2. 2026-06-18
   days on market $124,900 Active 12 DOM
3. 2026-06-17
   days on market $124,900 Active 11 DOM
4. 2026-06-16
   days on market $124,900 Active 10 DOM
5. 2026-06-15
   days on market $124,900 Active 9 DOM
6. 2026-06-13
   days on market $124,900 Active 7 DOM
7. 2026-06-09
   days on market $124,900 Active 3 DOM
8. 2026-06-08
   days on market $124,900 Active 2 DOM
9. 2026-06-07
   remarks 520-char remark
10. 2026-06-07
    listed $124,900 Active 1 DOM

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,603 · $134/mo
• Expected delta: +$213/yr (+$18/mo · 15.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,191
• − Mortgage interest: −$6,436
• − Property taxes: −$1,390
• − Insurance: −$574
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,343
• Taxable income: $1,017
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,562/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Turtle Creek

• Score: 69/100
• State rank: #807
• US rank: #8228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Turtle Creek, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,695
• Metro: Pittsburgh, PA
• Population (ZIP): 6,695
• Household income: $49,628
• Rent vs Own: 59.6% rent · 40.4% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Two or more races 11% Asian 2%
• Common ancestry: Romanian 6% Slovene 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -73.67%
• Current HPI: 162.0452
• 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

+108.5% since first listed

15 events — show timeline

• 2026-06-06 Listed $124,900 West Penn MLS
• 2022-08-02 Relisted — West Penn MLS
• 2022-07-15 Contingent — West Penn MLS
• 2022-07-11 Listed $120,000 West Penn MLS
• 2019-06-20 Sold (Public Records) $63,500 Public Records
• 2019-06-10 Sold (MLS) $63,500 West Penn MLS
• 2019-03-25 Contingent — West Penn MLS
• 2019-03-14 Listed $59,900 West Penn MLS
• 2014-06-13 Sold (Public Records) $29,900 Public Records
• 2014-03-24 Sold (Public Records) $31,500 Public Records
• 2013-08-03 Listed $44,900 West Penn MLS
• 2012-07-24 Listed $39,900 West Penn MLS
• 2011-07-09 Listed $49,900 West Penn MLS
• 2011-05-01 Listed $55,000 West Penn MLS
• 2010-06-04 Listed $59,900 West Penn MLS

Property tax history

+2.1%/yr

Latest (2026): $1,390 · +3.1% YoY. Source: county tax records.