819 Toman Ave · Clairton, PA 15025

$85,000

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 211 Days on market

Built 1947 0.28 ac lot Est $119k · 29% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 819 Toman, a cozy solid brick home situated on a dead-end street in Clairton. This comfortable home boast most accessible amenities on the main level. The main floor hosts a fully equipped eat-in kitchen, graciously sized living room with wood-burning fireplace, laundry room, oversized full bathroom; with Jack & Jill vanity sink, tub, shower and roomy linen closets. In addition, the master bedroom is on the main level as well! There is also a bonus room that could be used as a small den or office area with access to the sliding glass door that leads to the deck. What's not to love?!? This home is a great starter home or downsizing option for one level living options. Two nicely sized bedrooms are on the upper level. Comes with a 1yr AHS Home Warranty. Convenient to Route 51, Clairton Business District, Clairton Park and Worthington Playground. Get settled in before the chill hits the air! Make this one yours today!

Key facts

• Full basement
• First floor living
• Access to deck

Tags

• FIRST FLOOR LIVING
• FULLY EQUIPPED KITCHEN
• ACCESS TO DECK
• WOOD BURNING FIREPLACE
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,308 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D+, schools F.
• Clairton City SD (suburban): math 7% / reading 21% proficiency, ranked #520 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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. 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: 1.57% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $119,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Toman Ave	0.00mi	3/2.0	1,242 (0%)	1mo	$78,000	$63	95
737 Saint Clair Ave	0.19mi	3/2.0	1,264 (+2%)	2mo	$159,900	$127	82
1706 Polk Ave	0.30mi	3/1.0	1,278 (+3%)	6mo	$36,000	$28	77
956 Jefferson Dr	0.19mi	3/1.5	1,165 (-6%)	7mo	$60,000	$52	73
429 Baker Ave	0.32mi	2/1.5 (-1)	1,250 (+1%)	6mo	$120,000	$96	72
894 Toman Ave	0.02mi	2/1.5 (-1)	1,112 (-10%)	6mo	$117,500	$106	69
609 Thompson Ave	0.38mi	3/1.0	1,158 (-7%)	6mo	$95,000	$82	66
571 Independence Dr	0.24mi	3/1.0	1,080 (-13%)	1mo	$107,000	$99	66
354 Wylie Ave	0.45mi	2/1.0 (-1)	1,134 (-9%)	6mo	$32,000	$28	55
628 Large Ave	0.31mi	3/2.0	1,068 (-14%)	5mo	$45,000	$42	54
415 Wylie Ave	0.36mi	2/1.0 (-1)	1,091 (-12%)	6mo	$118,000	$108	53
1420 Gilmore Dr	0.73mi	2/1.5 (-1)	1,072 (-14%)	6mo	$179,900	$168	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.75×
• Total profit: $17,853
• Equity at exit: $12,674

10-year hold

• IRR: 29.5%
• Equity multiple: 4.34×
• Total profit: $79,418
• Equity at exit: $7,349

Cash invested: $23,800 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$446
• Tax from tax record: −$185 /mo · $2,223/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $385

Break-even live

Break-even rent $844

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $433	-5% $409	+0% $385	+5% $361	+10% $337
Rent	-10% $280	-5% $332	+0% $385	+5% $438	+10% $490
Rate	-1.0pp $428	-0.5pp $407	base $385	+0.5pp $363	+1.0pp $341

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	2d	1	0.25mi
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	11d	1	0.25mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	44d	1	0.28mi
505 Wylie Ave Clairton, PA	2.0	1.0	791	$1,500	$1.90	2d	1	0.29mi
701-703 Waddell Ave Clairton, PA	4.0	1.0	1200	$1,850	$1.54	2d	1	0.30mi
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	5d	1	0.48mi
350 Wylie Ave Unit 1 Clairton, PA	2.0	1.0	1152	$1,050	$0.91	44d	1	0.49mi
618 Farnsworth Ave Clairton, PA	2.0	1.0	896	$1,050	$1.17	44d	1	0.50mi
866 Vankirk St Unit 1 Clairton, PA	2.0	1.5	1440	$1,200	$0.83	44d	1	0.57mi
874 Vankirk St Clairton, PA	3.0	1.5	1296	$1,150	$0.89	44d	1	0.59mi
809 3rd St Unit 194 Clairton, PA	2.0	1.5	1244	$1,081	$0.87	44d	1	0.66mi
809 3rd St Unit 624 Clairton, PA	2.0	1.5	1240	$1,008	$0.81	44d	1	0.66mi
927 Vankirk St Clairton, PA	2.0	1.0	840	$1,150	$1.37	13d	1	0.68mi
929 Vankirk St Unit 1 Clairton, PA	2.0	1.5	810	$1,050	$1.30	44d	1	0.69mi
1347 High Rd Clairton, PA	2.0	1.0	870	$1,250	$1.44	44d	1	0.98mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	44d	1	0.99mi
185 Carnegie Ave Clairton, PA	3.0	1.0	1404	$1,295	$0.92	44d	1	1.16mi
2140 Lincoln Blvd Elizabeth, PA	2.0	1.0	968	$790	$0.82	44d	1	1.25mi
441 Ohio Ave Clairton, PA	2.0	1.0	852	$950	$1.12	21d	1	1.38mi
231 Connecticut Ave Clairton, PA	3.0	1.0	1064	$1,150	$1.08	44d	1	1.41mi
511 Payne Hill Rd Clairton, PA	1.0–3.0	1.0–2.0	1026	$1,900	$1.85	2d	1	1.45mi

Listing history 14 events

1. 2026-04-13
   status Pending
2. 2026-03-25
   status Active
3. 2026-03-25
   price $85,000
4. 2025-12-12
   historical Contingent
5. 2025-11-10
   price $95,000
6. 2025-09-29
   price $99,000
7. 2025-08-19
   price $105,000
8. 2025-06-13
   listed $115,000 Active
9. 2020-11-20
   soldstatus $55,000
10. 2020-11-13
    soldstatus $55,000 Closed 945-char remark

    Show marketing remark (945 chars)

    Welcome to 819 Toman, a cozy solid brick home situated on a dead-end street in Clairton. This comfortable home boast most accessible amenities on the main level. The main floor hosts a fully equipped eat-in kitchen, graciously sized living room with wood-burning fireplace, laundry room, oversized full bathroom; with Jack & Jill vanity sink, tub, shower and roomy linen closets. In addition, the master bedroom is on the main level as well! There is also a bonus room that could be used as a small den or office area with access to the sliding glass door that leads to the deck. What's not to love?!? This home is a great starter home or downsizing option for one level living options. Two nicely sized bedrooms are on the upper level. Comes with a 1yr AHS Home Warranty. Convenient to Route 51, Clairton Business District, Clairton Park and Worthington Playground. Get settled in before the chill hits the air! Make this one yours today!

11. 2020-11-10
    status Pending 945-char remark

    Show marketing remark (945 chars)

    Welcome to 819 Toman, a cozy solid brick home situated on a dead-end street in Clairton. This comfortable home boast most accessible amenities on the main level. The main floor hosts a fully equipped eat-in kitchen, graciously sized living room with wood-burning fireplace, laundry room, oversized full bathroom; with Jack & Jill vanity sink, tub, shower and roomy linen closets. In addition, the master bedroom is on the main level as well! There is also a bonus room that could be used as a small den or office area with access to the sliding glass door that leads to the deck. What's not to love?!? This home is a great starter home or downsizing option for one level living options. Two nicely sized bedrooms are on the upper level. Comes with a 1yr AHS Home Warranty. Convenient to Route 51, Clairton Business District, Clairton Park and Worthington Playground. Get settled in before the chill hits the air! Make this one yours today!

12. 2020-10-16
    historical Contingent 945-char remark

    Show marketing remark (945 chars)

    Welcome to 819 Toman, a cozy solid brick home situated on a dead-end street in Clairton. This comfortable home boast most accessible amenities on the main level. The main floor hosts a fully equipped eat-in kitchen, graciously sized living room with wood-burning fireplace, laundry room, oversized full bathroom; with Jack & Jill vanity sink, tub, shower and roomy linen closets. In addition, the master bedroom is on the main level as well! There is also a bonus room that could be used as a small den or office area with access to the sliding glass door that leads to the deck. What's not to love?!? This home is a great starter home or downsizing option for one level living options. Two nicely sized bedrooms are on the upper level. Comes with a 1yr AHS Home Warranty. Convenient to Route 51, Clairton Business District, Clairton Park and Worthington Playground. Get settled in before the chill hits the air! Make this one yours today!

13. 2020-10-12
    listed $55,000 Active 945-char remark

    Show marketing remark (945 chars)

    Welcome to 819 Toman, a cozy solid brick home situated on a dead-end street in Clairton. This comfortable home boast most accessible amenities on the main level. The main floor hosts a fully equipped eat-in kitchen, graciously sized living room with wood-burning fireplace, laundry room, oversized full bathroom; with Jack & Jill vanity sink, tub, shower and roomy linen closets. In addition, the master bedroom is on the main level as well! There is also a bonus room that could be used as a small den or office area with access to the sliding glass door that leads to the deck. What's not to love?!? This home is a great starter home or downsizing option for one level living options. Two nicely sized bedrooms are on the upper level. Comes with a 1yr AHS Home Warranty. Convenient to Route 51, Clairton Business District, Clairton Park and Worthington Playground. Get settled in before the chill hits the air! Make this one yours today!

14. 1978-08-25
    soldstatus $29,900

ⓘ 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: $2,223 · $185/mo
• Projected year-2 tax: $2,223 · $185/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 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,972
• − Mortgage interest: −$4,761
• − Property taxes: −$2,223
• − Insurance: −$425
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,473
• Taxable income: $3,534
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $3,772/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: Clairton City SD
• NCES district ID: 4206030
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $30,250
• Composite: 11.0/100
• National rank: #9742
• State rank: #520 of 539 in PA

Livability — Clairton

• Score: 63/100
• State rank: #1308
• US rank: #16085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clairton, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,939
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% Spanish 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+184.3% since first listed

14 events — show timeline

• 2026-04-13 Pending — West Penn MLS
• 2026-03-25 Relisted — West Penn MLS
• 2026-03-25 Price Changed $85,000 West Penn MLS
• 2025-12-12 Contingent — West Penn MLS
• 2025-11-10 Price Changed $95,000 West Penn MLS
• 2025-09-29 Price Changed $99,000 West Penn MLS
• 2025-08-19 Price Changed $105,000 West Penn MLS
• 2025-06-13 Listed $115,000 West Penn MLS
• 2020-11-20 Sold (Public Records) $55,000 Public Records
• 2020-11-13 Sold (MLS) $55,000 West Penn MLS
• 2020-11-10 Pending — West Penn MLS
• 2020-10-16 Contingent — West Penn MLS
• 2020-10-12 Listed $55,000 West Penn MLS
• 1978-08-25 Sold (Public Records) $29,900 Public Records

Property tax history

+10.6%/yr

Latest (2026): $2,223 · +11.0% YoY. Source: county tax records.