911 Duquesne Blvd · Duquesne, PA 15110

$120,000

6 bd · 8.0 ba · — sqft · MultiFamily · 31 Days on market

Built 1900 6,098 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to this incredible multi-use investment opportunity. Featuring two residential units and one commercial kitchen unit downstairs, this property is ready for the right investor. Located next to Kennywood amusement park, there is shopping, residences, and public transit nearby that both business owners and residents will enjoy. Upstairs are two units, a 2/1 currently rented at $800 per month and a 1/1 currently rented at $700 per month. The 1600 square foot commercial space estimates a rent of $1500 per month, giving a gross monthly revenue of $3,000 per month. The upstairs units are fully equipped with new appliances, updated flooring, and fresh cosmetics throughout. The commercial un

Key facts

• Shopping nearby
• Updated flooring
• 6,098 sq ft lot

Tags

• TWO RESIDENTIAL UNITS
• COMMERCIAL KITCHEN UNIT
• SHOPPING NEARBY
• PUBLIC TRANSIT NEARBY
• UPDATED FLOORING
• FRESH COSMETICS THROUGHOUT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $685/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#927 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Duquesne City SD (suburban): math 10% / reading 15% proficiency, ranked #611 of 658 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $830 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.32% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.93%
• DSCR: 3.18
• GRM: 3.6

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: 46.5%
• Equity multiple: 3.02×
• Total profit: $67,857
• Equity at exit: $17,892

10-year hold

• IRR: 52.3%
• Equity multiple: 6.11×
• Total profit: $171,621
• Equity at exit: $10,375

Cash invested: $33,600 (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 15110

• Home prices YoY: -4.0%
• Active inventory: 19
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,784 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $1,370

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,453	-5% $1,412	+0% $1,370	+5% $1,329	+10% $1,287
Rent	-10% $1,150	-5% $1,260	+0% $1,370	+5% $1,480	+10% $1,590
Rate	-1.0pp $1,430	-0.5pp $1,401	base $1,370	+0.5pp $1,339	+1.0pp $1,307

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,784
Total (2 units)			$2,784

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Bessemer Ave East Pittsburgh, PA	5.0	1.0	1704	$1,349	$0.79	24d	1	1.25mi
504 Center St Unit 1546027P East Pittsburgh, PA	5.0	2.0	1991	$3,742	$1.88	15d	1	1.25mi
504 Center St Unit 1385745P East Pittsburgh, PA	5.0	2.0	—	$4,821	—	20d	1	1.25mi

Listing history 7 events

1. 2026-03-28
   status Pending
2. 2026-03-08
   status Active
3. 2026-03-03
   status Pending
4. 2026-03-01
   status Active
5. 2026-03-01
   price $120,000
6. 2025-12-11
   status Pending
7. 2025-12-03
   listed $110,000 Active

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

Taxation est. · year 1

• Rental income: $33,408
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,673
• − Management: −$2,673
• − Depreciation: −$3,491
• Taxable income: $15,450
• Est. tax owed @ 24.0%: −$3,708
• After-tax cash flow: $12,733/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: Duquesne City SD
• NCES district ID: 4208010
• Math proficiency: 10% ▲ 4.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $24,173
• Composite: 12.77/100
• National rank: #14546
• State rank: #611 of 658 in PA

Livability — Duquesne

• Score: 68/100
• State rank: #927
• US rank: #10089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duquesne, PA
• City population: 5,186
• Population (ZIP): 5,186

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 16% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovene 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -5.75%
• Current HPI: 138.4974
• 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

+9.1% since first listed

7 events — show timeline

• 2026-03-28 Pending — West Penn MLS
• 2026-03-08 Relisted — West Penn MLS
• 2026-03-03 Pending — West Penn MLS
• 2026-03-01 Relisted — West Penn MLS
• 2026-03-01 Price Changed $120,000 West Penn MLS
• 2025-12-11 Pending — West Penn MLS
• 2025-12-03 Listed $110,000 West Penn MLS