4430 Bowes Ave · West Mifflin, PA 15122

$80,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 44 Days on market

Built 1930 5,353 sqft lot $119/sqft · 9% below area Est $88k · 9% under ↓ 20% since listing

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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 +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Updated Ranch Home! New Luxury Vinyl Plank Flooring Throughout! Large Updated Eat In Kitchen with Stainless Steel Appliances, Custom Countertops, Under Cabinet Lighting, Recessed Lighting, and Tile Backsplash! Living Room Features Custom Accent Wall with Electric Fireplace and Recessed Lighting! Master Bedroom has Custom Closet and Recessed Lighting! Large Laundry Room off the Master Bedroom with Separate Entrance! Updated Main Bath with Tub/Shower, New Vanity, and New Fixtures! Ally Access to 2 Car Detached Garage! New Concrete Walk Ways! New Electrical Service! Great Location Minutes to Waterfront Shopping, Dining, and Entertainment, 376, and Downtown Pittsburgh! Large Open Basement Ready to be Finished!

Key facts

• Generous lot
• Conveniently located
• Detached garage

Tags

• GENEROUS LOT
• DETACHED GARAGE
• VALUE-ADD OPPORTUNITY
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached garage; 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Asphalt roof
• Exterior features: Public transportation nearby; Lot dimensions approximately 35 x 26 x 80 x 60 x 102

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Full walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 5.2% in West Mifflin — 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 73/100 on livability (#539 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, crime D-, amenities F.
• West Mifflin Area SD (suburban): math 19% / reading 41% proficiency, ranked #443 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. Crime grade is D 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?
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 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: 1.59% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.92%
• DSCR: 1.98
• GRM: 5.2

CMA / ARV

• ARV (median comp): $87,870
• List price: $80,000
• Delta: -8.96%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4317 Home St	0.14mi	1/1.0 (-1)	663 (-1%)	0mo	$89,900	$136	86
628 Hazel St	0.19mi	2/1.0	706 (+5%)	1mo	$140,000	$198	82
620 Glencairn St	0.23mi	2/1.0	696 (+4%)	6mo	$42,000	$60	78
4632 Greensprings Ave	0.14mi	2/1.0	752 (+12%)	8mo	$80,000	$106	67
501 Division St	0.55mi	2/1.0	700 (+4%)	7mo	$155,000	$221	61
509 Oak St	0.74mi	1/1.0 (-1)	754 (+12%)	12mo	$37,000	$49	30

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: 14.6%
• Equity multiple: 1.59×
• Total profit: $13,139
• Equity at exit: $11,928

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $45,180
• Equity at exit: $6,917

Cash invested: $22,400 (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 15122

• Home prices YoY: -30.4%
• Active inventory: 58
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $409

Break-even live

Break-even rent $756

Max offer price $80,000

Occupancy floor 63%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 St Therese Ct Munhall, PA	1.0	1.0	620	$1,275	$2.06	44d	1	1.02mi
4511 Main St Unit B Munhall, PA	1.0	1.0	700	$1,100	$1.57	44d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $80,000 Active 44 DOM
2. 2026-06-17
   days on market $80,000 Active 43 DOM
3. 2026-06-16
   days on market $80,000 Active 42 DOM
4. 2026-06-15
   days on market $80,000 Active 41 DOM
5. 2026-06-13
   days on market $80,000 Active 39 DOM
6. 2026-06-09
   days on market $80,000 Active 35 DOM
7. 2026-06-08
   days on market $80,000 Active 34 DOM
8. 2026-06-07
   days on market $80,000 Active 33 DOM
9. 2026-06-03
   days on market $80,000 Active 29 DOM
10. 2026-06-02
    days on market $80,000 Active 28 DOM
11. 2026-06-01
    days on market $80,000 Active 27 DOM
12. 2026-05-31
    days on market $80,000 Active 26 DOM
13. 2026-05-05
    listed $90,000 Active 613-char remark
14. 2025-12-04
    historical Expired 721-char remark

    Show marketing remark (721 chars)

    Newly Updated Ranch Home! New Luxury Vinyl Plank Flooring Throughout! Large Updated Eat In Kitchen with Stainless Steel Appliances, Custom Countertops, Under Cabinet Lighting, Recessed Lighting, and Tile Backsplash! Living Room Features Custom Accent Wall with Electric Fireplace and Recessed Lighting! Master Bedroom has Custom Closet and Recessed Lighting! Large Laundry Room off the Master Bedroom with Separate Entrance! Updated Main Bath with Tub/Shower, New Vanity, and New Fixtures! Ally Access to 2 Car Detached Garage! New Concrete Walk Ways! New Electrical Service! Great Location Minutes to Waterfront Shopping, Dining, and Entertainment, 376, and Downtown Pittsburgh! Large Open Basement Ready to be Finished!

15. 2024-12-05
    listed $160,000 Active 721-char remark

    Show marketing remark (721 chars)

    Newly Updated Ranch Home! New Luxury Vinyl Plank Flooring Throughout! Large Updated Eat In Kitchen with Stainless Steel Appliances, Custom Countertops, Under Cabinet Lighting, Recessed Lighting, and Tile Backsplash! Living Room Features Custom Accent Wall with Electric Fireplace and Recessed Lighting! Master Bedroom has Custom Closet and Recessed Lighting! Large Laundry Room off the Master Bedroom with Separate Entrance! Updated Main Bath with Tub/Shower, New Vanity, and New Fixtures! Ally Access to 2 Car Detached Garage! New Concrete Walk Ways! New Electrical Service! Great Location Minutes to Waterfront Shopping, Dining, and Entertainment, 376, and Downtown Pittsburgh! Large Open Basement Ready to be Finished!

16. 2023-06-23
    status Pending

    Show marketing remark (225 chars)

    Cute bungalow on a large lot with a 2 car detached garage just waiting for you to put your finishing touches on. Close to The Waterfront, shops, and bus line. Sold "As-Is". Great investment property or starter home.

17. 2023-06-23
    soldstatus $70,000 Closed

    Show marketing remark (225 chars)

    Cute bungalow on a large lot with a 2 car detached garage just waiting for you to put your finishing touches on. Close to The Waterfront, shops, and bus line. Sold "As-Is". Great investment property or starter home.

18. 2023-05-15
    historical Contingent

    Show marketing remark (225 chars)

    Cute bungalow on a large lot with a 2 car detached garage just waiting for you to put your finishing touches on. Close to The Waterfront, shops, and bus line. Sold "As-Is". Great investment property or starter home.

19. 2023-04-26
    price $77,500

    Show marketing remark (225 chars)

    Cute bungalow on a large lot with a 2 car detached garage just waiting for you to put your finishing touches on. Close to The Waterfront, shops, and bus line. Sold "As-Is". Great investment property or starter home.

20. 2023-04-10
    listed $80,000 Active

    Show marketing remark (225 chars)

    Cute bungalow on a large lot with a 2 car detached garage just waiting for you to put your finishing touches on. Close to The Waterfront, shops, and bus line. Sold "As-Is". Great investment property or starter home.

21. 2006-10-24
    soldstatus $22,000
22. 2006-10-19
    soldstatus $22,000
23. 2005-10-06
    listed $30,000
24. 1995-07-01
    soldstatus $100,000

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,281
• − Mortgage interest: −$4,481
• − Property taxes: −$1,728
• − Insurance: −$400
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,327
• Taxable income: $3,899
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $3,973/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: West Mifflin Area SD
• NCES district ID: 4225680
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,532
• Composite: 25.78/100
• National rank: #7371
• State rank: #443 of 539 in PA

Livability — West Mifflin

• Score: 73/100
• State rank: #539
• US rank: #5042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mifflin, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,816
• Metro: Pittsburgh, PA
• Population (ZIP): 18,816
• Household income: $72,485
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 334.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1% · South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -107.69%
• Current HPI: 246.2486
• 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

-20.0% since first listed

13 events — show timeline

• 2026-05-22 Price Changed $80,000 West Penn MLS
• 2026-05-05 Listed $90,000 West Penn MLS
• 2025-12-04 Delisted — West Penn MLS
• 2024-12-05 Listed $160,000 West Penn MLS
• 2023-06-23 Pending — West Penn MLS
• 2023-06-23 Sold (MLS) $70,000 West Penn MLS
• 2023-05-15 Contingent — West Penn MLS
• 2023-04-26 Price Changed $77,500 West Penn MLS
• 2023-04-10 Listed $80,000 West Penn MLS
• 2006-10-24 Sold (Public Records) $22,000 Public Records
• 2006-10-19 Sold (MLS) $22,000 West Penn MLS
• 2005-10-06 Listed $30,000 West Penn MLS
• 1995-07-01 Sold (Public Records) $100,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,728 · +3.9% YoY. Source: county tax records.