105 Westinghouse Ave · North Versailles, PA 15137

$18,000

4 bd · 1.0 ba · 1,610 sqft · SingleFamily public records · 55 Days on market

Built 1905 10,214 sqft lot $11/sqft · 87% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special awaits with this 4-bedroom, 1-bathroom home. Bring your vision and put your skills to work to transform this property into a great investment or rental. Located 1 mile and a 3 minute drive from the new Amazon Fulfillment center in North Versailles. Perfect for investors, house flippers, or DIY homeowners. Opportunity knocks to turn this into a solid income-producing property.

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1905

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer; Gas for heating
• Home design: Frame construction; Three-story building; Resale property
• Construction: Asphalt roof; Frame construction
• Exterior features: Public transportation nearby; Lot of approximately 0.23 acres

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Four bedrooms (two on the upper level, one attic bedroom, and additional bedroom listed)
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Hardwood, laminate, and vinyl flooring; Partial interior-entry basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% of the median local income ($54k/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 $124 of loan paydown is wiped out by about $540 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; flood insurance adds $56/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1905 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.71% ✓
• Cap rate: 77.12%
• Cash-on-cash: 252.97%
• DSCR: 12.26
• GRM: 1.0

CMA / ARV

• ARV (median comp): $134,964
• List price: $18,000
• Delta: -86.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Franklin St	0.55mi	3/1.0 (-1)	1,702 (+6%)	1mo	$70,000	$41	59
509 Fawcett Ave	0.55mi	3/1.0 (-1)	1,650 (+2%)	14mo	$20,000	$12	54
831 Lincoln Way	0.46mi	3/2.0 (-1)	1,530 (-5%)	13mo	$200,000	$131	51
405 Westinghouse Ave	0.37mi	4/1.5	1,800 (+12%)	17mo	$105,000	$58	47
124 Park Way	0.51mi	3/1.0 (-1)	1,411 (-12%)	9mo	$149,900	$106	44
1140 Franklin St	0.73mi	3/2.0 (-1)	1,525 (-5%)	8mo	$140,000	$92	42
1002 Summit St	0.71mi	3/2.0 (-1)	1,462 (-9%)	2mo	$157,000	$107	41
1134 Lincoln Way	0.69mi	3/2.5 (-1)	1,596 (-1%)	18mo	$195,800	$123	40
915 Summit St	0.64mi	4/2.0	1,803 (+12%)	9mo	$225,000	$125	38
3106 State St	0.71mi	3/1.0 (-1)	1,480 (-8%)	14mo	$40,000	$27	37
611 Lynda Ln	0.64mi	3/2.0 (-1)	1,452 (-10%)	14mo	$150,000	$103	33
2923 State St	0.69mi	3/1.5 (-1)	1,784 (+11%)	15mo	$159,000	$89	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: —
• Equity multiple: 13.16×
• Total profit: $61,303
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 28.05×
• Total profit: $136,324
• Equity at exit: $1,556

Cash invested: $5,040 (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 15137

• Home prices YoY: -9.2%
• Active inventory: 31
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$94
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$8
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $1,007

Break-even live

Break-even rent $293

Max offer price $18,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,071	-5% $1,064	+0% $1,007	+5% $1,002	+10% $997
Rent	-10% $883	-5% $945	+0% $1,007	+5% $1,069	+10% $1,131
Rate	-1.0pp $1,016	-0.5pp $1,011	base $1,007	+0.5pp $1,002	+1.0pp $998

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	44d	1	0.86mi
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	15d	1	1.09mi
201 S 4th St Duquesne, PA	3.0	1.0	1200	$1,385	$1.15	44d	1	1.24mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	24d	1	1.35mi
19 S 6th St Duquesne, PA	3.0	1.0	2100	$1,675	$0.80	24d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $18,000 Active 55 DOM
2. 2026-06-17
   days on market $18,000 Active 54 DOM
3. 2026-06-16
   days on market $18,000 Active 53 DOM
4. 2026-06-15
   days on market $18,000 Active 52 DOM
5. 2026-06-13
   days on market $18,000 Active 50 DOM
6. 2026-06-09
   days on market $18,000 Active 46 DOM
7. 2026-06-08
   days on market $18,000 Active 45 DOM
8. 2026-06-07
   days on market $18,000 Active 44 DOM
9. 2026-06-03
   days on market $18,000 Active 40 DOM
10. 2026-06-02
    days on market $18,000 Active 39 DOM
11. 2026-06-01
    days on market $18,000 Active 38 DOM
12. 2026-05-31
    days on market $18,000 Active 37 DOM
13. 2026-04-24
    listed $18,000 Active 395-char remark
14. 1990-09-13
    soldstatus $12,188

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $886 · $74/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,808
• − Mortgage interest: −$1,008
• − Property taxes: −$886
• − Insurance: −$756
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$524
• Taxable income: $12,624
• Est. tax owed @ 24.0%: −$3,030
• After-tax cash flow: $9,053/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — North Versailles

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 10,043
• Metro: Pittsburgh, PA
• Population (ZIP): 10,043
• Household income: $53,632
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 393.0

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 (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 2% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 97% English-only · Vietnamese 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: ▼ -25.43%
• Current HPI: 252.4089
• 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

+47.7% since first listed

2 events — show timeline

• 2026-04-24 Listed $18,000 West Penn MLS
• 1990-09-13 Sold (Public Records) $12,188 Public Records

Property tax history

+0.5%/yr

Latest (2026): $886 · +0.0% YoY. Source: county tax records.