1634 Beech Ave · Turtle Creek, PA 15145

$70,000

2 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 9 Days on market

Built 1942 2,500 sqft lot Est $115k · 39% 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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2-story, 2 Bedroom home in the heart of Turtle Creek. Property is situated on a double lot with a finished basement, 1 car attached garage and additional off street parking. Property is a great starter home or a great investment property as well.

Key facts

• 2,500 sq ft lot
• Garage
• Built 1942

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 69/100 on livability (#807 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, amenities F, commute F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $21k; list at $70k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.11%
• DSCR: 2.03
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $115,440
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 James St	0.22mi	3/1.5 (+1)	1,103 (+6%)	0mo	$115,000	$104	74
505 Bellwood Ave	0.55mi	2/1.0	1,058 (+2%)	15mo	$132,000	$125	57
1979 Gregory Dr	0.25mi	3/2.0 (+1)	1,100 (+6%)	21mo	$208,000	$189	54
508 Bellwood Ave	0.57mi	3/2.0 (+1)	1,110 (+7%)	7mo	$190,000	$171	49
124 8th St	0.62mi	2/1.0	1,024 (-2%)	21mo	$61,500	$60	49
1216 Center St	0.39mi	3/1.0 (+1)	1,144 (+10%)	12mo	$116,000	$101	48
422 James	0.27mi	3/1.0 (+1)	1,136 (+9%)	22mo	$122,500	$108	46
125 8th St	0.63mi	2/1.0	988 (-5%)	24mo	$110,000	$111	40
737 Patton Street Ext	0.68mi	3/1.5 (+1)	1,134 (+9%)	11mo	$175,000	$154	39
530 Maine St	0.69mi	3/1.0 (+1)	1,175 (+13%)	7mo	$56,000	$48	34

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $12,779
• Equity at exit: $10,437

10-year hold

• IRR: 24.8%
• Equity multiple: 3.16×
• Total profit: $42,405
• Equity at exit: $6,052

Cash invested: $19,600 (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 15145

• Home prices YoY: -31.2%
• Active inventory: 28
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$367
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $378

Break-even live

Break-even rent $735

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Mercer St Unit B Turtle Creek, PA	1.0	1.0	725	$1,300	$1.79	7d	1	0.14mi
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	43d	1	0.25mi
342 Kenyon St Turtle Creek, PA	1.0–2.0	1.0	850	$1,155	$1.36	14d	6	0.46mi
918 Oak Ave Turtle Creek, PA	1.0	1.0	750	$1,100	$1.47	23d	1	0.52mi
221 Grant St Unit 221-B Turtle Creek, PA	2.0	1.0	756	$775	$1.03	43d	1	0.66mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	23d	1	0.76mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	43d	1	0.76mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	43d	1	0.76mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	43d	1	0.76mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	43d	1	0.92mi
173 Churchill Rd Turtle Creek, PA	1.0–2.0	1.0	820	$1,175	$1.43	17d	2	0.92mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	43d	1	0.93mi
1100 Penn Center Blvd Pittsburgh, PA	2.0	1.0–2.0	1203	$2,199	$1.83	1d	17	0.96mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	1.15mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	14d	1	1.31mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	43d	1	1.31mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	4d	1	1.34mi
810 Wood St Unit 1 East Pittsburgh, PA	1.0	1.0	1000	$1,200	$1.20	7d	1	1.34mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	2d	1	1.43mi
207 Kingston Dr Pittsburgh, PA	3.0	1.5	1020	$1,495	$1.47	14d	1	1.49mi

Listing history 14 events

1. 2026-02-05
   status Pending
2. 2026-01-27
   listed $70,000 Active
3. 2025-12-31
   historical Expired 252-char remark

   Show marketing remark (252 chars)

   Great 2-story, 2 Bedroom home in the heart of Turtle Creek. Property is situated on a double lot with a finished basement, 1 car attached garage and additional off street parking. Property is a great starter home or a great investment property as well.

4. 2025-07-12
   listed $70,000 Active 252-char remark

   Show marketing remark (252 chars)

   Great 2-story, 2 Bedroom home in the heart of Turtle Creek. Property is situated on a double lot with a finished basement, 1 car attached garage and additional off street parking. Property is a great starter home or a great investment property as well.

5. 2025-03-25
   status Active 213-char remark

   Show marketing remark (213 chars)

   Single Family residence located on a double lot in Turtle Creek. Property located near Route 30 and minutes from Downtown Pittsburgh. Property being sold in a larger portfolio but could be sold separately as well.

6. 2024-12-31
   historical Expired 213-char remark

   Show marketing remark (213 chars)

   Single Family residence located on a double lot in Turtle Creek. Property located near Route 30 and minutes from Downtown Pittsburgh. Property being sold in a larger portfolio but could be sold separately as well.

7. 2024-11-23
   status Pending 213-char remark

   Show marketing remark (213 chars)

   Single Family residence located on a double lot in Turtle Creek. Property located near Route 30 and minutes from Downtown Pittsburgh. Property being sold in a larger portfolio but could be sold separately as well.

8. 2024-09-16
   listed $70,000 Active 213-char remark

   Show marketing remark (213 chars)

   Single Family residence located on a double lot in Turtle Creek. Property located near Route 30 and minutes from Downtown Pittsburgh. Property being sold in a larger portfolio but could be sold separately as well.

9. 2012-03-30
   soldstatus $20,551
10. 2012-03-30
    price $28,000
11. 2012-01-31
    listed $20,551
12. 2010-04-06
    listed $36,000
13. 2007-12-05
    soldstatus $41,200
14. 2007-10-04
    soldstatus $25,000

ⓘ 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,560
• − Mortgage interest: −$3,921
• − Property taxes: −$2,217
• − Insurance: −$350
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,036
• Taxable income: $3,706
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,641/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Turtle Creek

• Score: 69/100
• State rank: #807
• US rank: #8228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Turtle Creek, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,695
• Metro: Pittsburgh, PA
• Population (ZIP): 6,695
• Household income: $49,628
• Rent vs Own: 59.6% rent · 40.4% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Two or more races 11% Asian 2%
• Common ancestry: Romanian 6% Slovene 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -73.67%
• Current HPI: 162.0452
• 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

+180.0% since first listed

14 events — show timeline

• 2026-02-05 Pending — West Penn MLS
• 2026-01-27 Listed $70,000 West Penn MLS
• 2025-12-31 Delisted — West Penn MLS
• 2025-07-12 Listed $70,000 West Penn MLS
• 2025-03-25 Relisted — West Penn MLS
• 2024-12-31 Delisted — West Penn MLS
• 2024-11-23 Pending — West Penn MLS
• 2024-09-16 Listed $70,000 West Penn MLS
• 2012-03-30 Price Changed $28,000 West Penn MLS
• 2012-03-30 Sold (MLS) $20,551 West Penn MLS
• 2012-01-31 Listed $20,551 West Penn MLS
• 2010-04-06 Listed $36,000 West Penn MLS
• 2007-12-05 Sold (Public Records) $41,200 Public Records
• 2007-10-04 Sold (Public Records) $25,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,217 · +3.1% YoY. Source: county tax records.