1438-1440 Grandview Ave · North Braddock, PA 15104

$102,200

None bd · None ba · 1,485 sqft · MultiFamily · 101 Days on market

Built 1895 Poor condition 7,405 sqft lot ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

AUCTION-HOME CANNOT BE SHOWN - This 2 unit home offers 4 bedrooms and 2 bathrooms with approximately 1485 square feet of living space on a . 17 acre lot. Unit 1 offers 3 bedrooms and 1 bathroom with approximately 1429 square feet. Unit 2 offers 1 bedroom and 1 bathroom with approximately 560 square feet. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1895

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×1bd/1ba units multifamily listed at $102k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $505/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $93k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#550 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment 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.
• Zoned schools: Wilkins El Steam Academy (math 8% / reading 17%, grade F, #1,362 of 1,518 statewide, top 92%, 416 students, 100% FRL); Dickson Prep Steam Academy (math 8% / reading 27%, grade F, #455 of 512 statewide, top 89%, 642 students, 100% FRL); Woodland Hills Hs (math 37% / reading 30%, grade F, #323 of 437 statewide, top 74%, 949 students, 89% FRL) — zoned schools average 96% FRL vs 69% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,172/mo this rent would consume 65% of the median local household income ($40k/yr) (locally 515% 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 (-1.6%/yr); year-one equity from $707 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,002 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 2.13% ✓
• Cap rate: 18.15%
• Cash-on-cash: 42.34%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 2.88×
• Total profit: $53,803
• Equity at exit: $21,653

10-year hold

• IRR: 45.9%
• Equity multiple: 5.73×
• Total profit: $135,267
• Equity at exit: $20,256

Cash invested: $28,616 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$536
• Tax est. 1.5%: −$128 /mo · $1,533/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,010

Break-even live

Break-even rent $894

Max offer price $102,200

Occupancy floor 49%

Sensitivity live

Price	-10% $1,080	-5% $1,045	+0% $1,010	+5% $974	+10% $939
Rent	-10% $838	-5% $924	+0% $1,010	+5% $1,095	+10% $1,181
Rate	-1.0pp $1,061	-0.5pp $1,036	base $1,010	+0.5pp $983	+1.0pp $956

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,243
1× unit	1	1	$929
Total (2 units)			$2,172

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: $25,550
• Closing costs: $3,066
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 Wood St Unit 1 East Pittsburgh, PA	1.0	1.0	1000	$1,200	$1.20	9d	1	0.39mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	14d	1	0.47mi
101 Center St East Pittsburgh, PA	3.0	1.0	1500	$1,505	$1.00	12d	1	0.55mi
407 Bessemer Ave Unit 407-3 East Pittsburgh, PA	2.0	1.0	1280	$775	$0.61	45d	1	0.59mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	45d	1	0.85mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	45d	1	0.86mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	45d	1	0.86mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	45d	1	1.07mi
342 Kenyon St Turtle Creek, PA	1.0–2.0	1.0	850	$1,155	$1.36	16d	6	1.11mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	45d	1	1.16mi
1607 Girard Ave North Versailles, PA	3.0	2.0	1400	$1,595	$1.14	25d	1	1.17mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	45d	1	1.26mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	6d	1	1.38mi
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	45d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $102,200 Active 101 DOM
2. 2026-06-18
   days on market $102,200 Active 98 DOM
3. 2026-06-17
   days on market $102,200 Active 97 DOM
4. 2026-06-16
   days on market $102,200 Active 96 DOM
5. 2026-06-15
   days on market $102,200 Active 95 DOM
6. 2026-06-13
   days on market $102,200 Active 93 DOM
7. 2026-06-09
   days on market $102,200 Active 89 DOM
8. 2026-06-08
   days on market $102,200 Active 88 DOM
9. 2026-06-07
   days on market $102,200 Active 87 DOM
10. 2026-06-05
    days on market $102,200 Active 84 DOM
11. 2026-06-03
    days on market $102,200 Active 83 DOM
12. 2026-06-02
    days on market $102,200 Active 82 DOM
13. 2026-06-01
    days on market $102,200 Active 81 DOM
14. 2026-05-31
    days on market $102,200 Active 80 DOM
15. 2026-04-09
    price $102,200 576-char remark

    Show marketing remark (576 chars)

    AUCTION-HOME CANNOT BE SHOWN - This 2 unit home offers 4 bedrooms and 2 bathrooms with approximately 1485 square feet of living space on a . 17 acre lot. Unit 1 offers 3 bedrooms and 1 bathroom with approximately 1429 square feet. Unit 2 offers 1 bedroom and 1 bathroom with approximately 560 square feet. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

16. 2026-03-12
    listed $119,000 Active 576-char remark

    Show marketing remark (576 chars)

    AUCTION-HOME CANNOT BE SHOWN - This 2 unit home offers 4 bedrooms and 2 bathrooms with approximately 1485 square feet of living space on a . 17 acre lot. Unit 1 offers 3 bedrooms and 1 bathroom with approximately 1429 square feet. Unit 2 offers 1 bedroom and 1 bathroom with approximately 560 square feet. No Buyer Premium on this property. The buyer has the right to select their own title/closing company. The buyer is responsible for all closing costs in this transaction. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,064
• − Mortgage interest: −$5,725
• − Property taxes: −$1,533
• − Insurance: −$511
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$2,973
• Taxable income: $11,152
• Est. tax owed @ 24.0%: −$2,676
• After-tax cash flow: $9,439/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This 2-unit property requires extensive repairs and maintenance, including major work on the exterior and landscaping. Immediate updates to the exterior and HVAC would significantly increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping and exterior maintenance — Improves curb appeal and property value
• Both exterior painting — Enhances property appearance and value
• Both HVAC replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and exterior maintenance — Improves curb appeal and property value ↑
• Both exterior painting — Enhances property appearance and value ↑
• Both HVAC replacement — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — North Braddock

• Score: 73/100
• State rank: #550
• US rank: #5126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 7,946
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 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: ▼ -1.62%
• Current HPI: 138.912
• 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

-14.1% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $102,200 BRIGHT MLS
• 2026-03-12 Listed $119,000 BRIGHT MLS