2 Dakota St · Crafton, PA 15205

$198,900

3 bd · 3.0 ba · 2,304 sqft · MultiFamily public records · 190 Days on market

Built 1900 3,750 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 +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Vacant land for sale in Ross Township. Zoned single family/residential.

Key facts

• 3,750 sq ft lot
• Built 1900
• Listed 190 days

Property features AI

Finance

• Financial info: Three rental units with current rents of $500, $575, and $700

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Sewer available; Water available
• Home design: Multi-family property
• Construction: Asphalt roof
• Exterior features: Zoned for multi-family use

Interior

• Bedrooms: One 1-bedroom unit; Two 1-bedroom units; One 2-bedroom unit
• Bathrooms: Each unit has one full bathroom (3 total)
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#160 in PA, #1,322 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, schools A; Watch: commute F.
• Carlynton SD (suburban): math 29% / reading 52% proficiency, ranked #352 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 61 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,044/mo this rent would consume 51% of the median local household income ($71k/yr) (locally 1334% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $51k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $199k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $175,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.52×
• Total profit: $28,858
• Equity at exit: $29,657

10-year hold

• IRR: 22.2%
• Equity multiple: 2.93×
• Total profit: $107,579
• Equity at exit: $17,197

Cash invested: $55,692 (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 15205

• Home prices YoY: -30.7%
• Rents YoY: 3.4%
• Active inventory: 61
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,043
• Tax from tax record: −$341 /mo · $4,087/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $938

Break-even live

Break-even rent $1,856

Max offer price $198,900

Occupancy floor 64%

Sensitivity live

Price	-10% $1,051	-5% $995	+0% $938	+5% $882	+10% $826
Rent	-10% $698	-5% $818	+0% $938	+5% $1,058	+10% $1,179
Rate	-1.0pp $1,038	-0.5pp $989	base $938	+0.5pp $887	+1.0pp $834

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,000
1× unit	2	1	$1,066
1× unit	0	1	$978
Total (3 units)			$3,044

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.85mi
1831 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.86mi
1835 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.87mi
1841 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.87mi
1837 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.87mi

Listing history 18 events

1. 2026-06-18
   days on market $198,900 Active 190 DOM
2. 2026-06-17
   days on market $198,900 Active 189 DOM
3. 2026-06-16
   days on market $198,900 Active 188 DOM
4. 2026-06-15
   days on market $198,900 Active 187 DOM
5. 2026-06-13
   days on market $198,900 Active 185 DOM
6. 2026-06-09
   days on market $198,900 Active 181 DOM
7. 2026-06-08
   days on market $198,900 Active 180 DOM
8. 2026-06-07
   days on market $198,900 Active 179 DOM
9. 2026-06-05
   days on market $198,900 Active 176 DOM
10. 2026-06-03
    pricedays on market $198,900 Active 175 DOM
11. 2026-06-02
    days on market $225,000 Active 174 DOM
12. 2026-06-01
    days on market $225,000 Active 173 DOM
13. 2026-05-31
    days on market $225,000 Active 172 DOM
14. 2026-04-16
    historical Contingent
15. 2026-03-04
    price $225,000
16. 2025-12-08
    listed $249,900 Active
17. 2025-09-16
    listed $20,000 Active 71-char remark

    Show marketing remark (71 chars)

    Vacant land for sale in Ross Township. Zoned single family/residential.

18. 1986-07-01
    soldstatus $49,500

ⓘ 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: $4,087 · $341/mo
• Projected year-2 tax: $4,087 · $341/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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,528
• − Mortgage interest: −$11,141
• − Property taxes: −$4,087
• − Insurance: −$994
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − Depreciation: −$5,786
• Taxable income: $8,674
• Est. tax owed @ 24.0%: −$2,082
• After-tax cash flow: $9,177/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: Carlynton SD
• NCES district ID: 4205040
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $46,249
• Composite: 34.46/100
• National rank: #5192
• State rank: #352 of 539 in PA

Livability — Crafton

• Score: 81/100
• State rank: #160
• US rank: #1322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crafton, PA
• County: Allegheny County · 1,022,028 people
• City population: 24,060
• Metro: Pittsburgh, PA
• Population (ZIP): 24,060
• Household income: $70,991
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1334.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 5% Asian 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -109.16%
• Current HPI: 246.4018
• Rent YoY: ▲ 3.40%
• 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

+354.5% since first listed

5 events — show timeline

• 2026-04-16 Contingent — West Penn MLS
• 2026-03-04 Price Changed $225,000 West Penn MLS
• 2025-12-08 Listed $249,900 West Penn MLS
• 2025-09-16 Listed $20,000 ForSaleByOwner.com
• 1986-07-01 Sold (Public Records) $49,500 Public Records

Property tax history

+3.0%/yr

Latest (2026): $4,087 · +0.0% YoY. Source: county tax records.