1903 Anna Ave · West Mifflin, PA 15122

$139,900

3 bd · 1.5 ba · 1,160 sqft · Townhouse public records · 31 Days on market

Built 1975 2,726 sqft lot

---

Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• 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

TOWN HOUSE COMMUNITY. NO ASSOCIATION OR DUES. SLIDING DOOR OFF DINNING ROOM TO DECK.

Key facts

• Walk-out lower level
• Private back deck
• Fenced-in yard

Tags

• PRIVATE BACK DECK
• FULLY UPDATED KITCHEN
• FENCED-IN YARD
• WALK-OUT LOWER LEVEL
• DEDICATED DINING AREA

Property features AI

Exterior

• Parking: Built-in garage with garage door opener; Attached garage (1 parking space total)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Aluminum siding and brick exterior; Asphalt roof
• Exterior features: Lot dimensions approximately 22 x 146 x 24 x 138

Interior

• Kitchen: Kitchen (main) — approx. 10 x 7; Dishwasher; Disposal; Microwave; Refrigerator; Stove
• Bedrooms: Bedroom (upper) — approx. 16 x 11; Additional bedroom/room (upper) — approx. 15 x 12
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Partial basement with walk-out access; Entry/foyer
• Laundry & utility: Laundry room (lower); Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $30k; list at $140k implies a 366% gain — meaningful room to come down on a strong offer.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1975 — 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: 1.02% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $90,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Rhodes Ave	0.07mi	2/1.5 (-1)	1,160 (0%)	9mo	$90,900	$78	84

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,537
• Equity at exit: $20,860

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,449
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$734
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $190

Break-even live

Break-even rent $1,181

Max offer price $139,900

Occupancy floor 82%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 Anna Ave West Mifflin, PA	2.0	1.5	1160	$1,395	$1.20	23d	1	0.00mi
715 Grant Avenue Ext West Mifflin, PA	3.0	2.0	1400	$1,450	$1.04	7d	1	0.40mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	4d	1	0.45mi
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	43d	1	0.65mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	43d	1	0.78mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	43d	1	0.82mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	23d	1	0.89mi
207 Auriles St Duquesne, PA	2.0	1.0	950	$950	$1.00	43d	1	0.92mi
201 S 4th St Duquesne, PA	3.0	1.0	1200	$1,385	$1.15	43d	1	1.09mi
800 Richford St Duquesne, PA	3.0	1.0	1300	$1,600	$1.23	23d	1	1.12mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	14d	1	1.30mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	12d	3	1.30mi

Listing history 17 events

1. 2026-06-16
   statusdays on market $139,900 Pending 31 DOM
2. 2026-06-15
   days on market $139,900 Contingent 30 DOM
3. 2026-06-13
   days on market $139,900 Contingent 28 DOM
4. 2026-06-09
   days on market $139,900 Contingent 24 DOM
5. 2026-06-08
   days on market $139,900 Contingent 23 DOM
6. 2026-06-07
   days on market $139,900 Contingent 22 DOM
7. 2026-06-03
   days on market $139,900 Contingent 18 DOM
8. 2026-06-02
   days on market $139,900 Contingent 17 DOM
9. 2026-06-01
   days on market $139,900 Contingent 16 DOM
10. 2026-05-31
    days on market $139,900 Contingent 15 DOM
11. 2026-05-21
    historical Contingent
12. 2026-05-16
    listed $139,900 Active
13. 2013-01-29
    price $34,900 84-char remark

    Show marketing remark (84 chars)

    TOWN HOUSE COMMUNITY. NO ASSOCIATION OR DUES. SLIDING DOOR OFF DINNING ROOM TO DECK.

14. 2013-01-29
    soldstatus $30,000 84-char remark

    Show marketing remark (84 chars)

    TOWN HOUSE COMMUNITY. NO ASSOCIATION OR DUES. SLIDING DOOR OFF DINNING ROOM TO DECK.

15. 2012-08-20
    listed $30,000 84-char remark

    Show marketing remark (84 chars)

    TOWN HOUSE COMMUNITY. NO ASSOCIATION OR DUES. SLIDING DOOR OFF DINNING ROOM TO DECK.

16. 2011-05-23
    listed $58,000 244-char remark

    Show marketing remark (244 chars)

    Townhouse community. No association or dues. Sliding door off dining room to deck. Two huge Bedrooms. Lots of closet space. 3 Paddle fans included, Clothes dryer. Motivated seller. SHORT SALE. Utilities off bring flashlight to look at basement.

17. 1986-07-16
    soldstatus $34,000

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$258/yr (+$22/mo · 15.3%)

ⓘ 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,067
• − Mortgage interest: −$7,837
• − Property taxes: −$1,694
• − Insurance: −$700
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,070
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,277/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

+311.5% since first listed

7 events — show timeline

• 2026-05-21 Contingent — West Penn MLS
• 2026-05-16 Listed $139,900 West Penn MLS
• 2013-01-29 Sold (MLS) $30,000 West Penn MLS
• 2013-01-29 Price Changed $34,900 West Penn MLS
• 2012-08-20 Listed $30,000 West Penn MLS
• 2011-05-23 Listed $58,000 West Penn MLS
• 1986-07-16 Sold (Public Records) $34,000 Public Records

Property tax history

+0.5%/yr

Latest (2026): $1,694 · +4.2% YoY. Source: county tax records.