4424 Kennywood · West Mifflin, PA 15122

$245,700

5 bd · 2.0 ba · 2,558 sqft · Other public records · 117 Days on market

Built 1920 6,098 sqft lot

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• 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

Beautifully updated duplex in West Mifflin near the iconic Kennywood Amusement Park! Both units offer separate utilities, modern kitchens with brand-new appliances, and updated baths. Separate utilities. Enjoy peace of mind with new flooring, mostly new windows, a new water heater, and a new gutter system. Fully leased—perfect turnkey investment!

Key facts

• Mostly new windows
• Brand new appliances
• Updated baths

Tags

• UPDATED DUPLEX
• MODERN KITCHENS
• BRAND NEW APPLIANCES
• UPDATED BATHS
• NEW FLOORING
• MOSTLY NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $246k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (7.4% below list).
• Recommended offer: $224k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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+, commute 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.
• Zoned schools: West Mifflin Area Ms (math 11% / reading 42%, grade F, #410 of 512 statewide, top 80%, 803 students, 100% FRL); West Mifflin Area Hs (math 52% / reading 24%, grade F, #281 of 437 statewide, top 65%, 936 students, 87% FRL) — zoned schools average 94% FRL vs 44% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $246k implies a 446% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,587 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $535,299
• List price: $245,700
• Delta: -52.23%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-28,012
• Equity at exit: $36,635

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-9,247
• Equity at exit: $21,244

Cash invested: $68,796 (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: 60
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,288
• Tax from tax record: −$221 /mo · $2,646/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $186

Break-even live

Break-even rent $2,040

Max offer price $245,700

Occupancy floor 87%

Sensitivity live

Price	-10% $325	-5% $255	+0% $186	+5% $116	+10% $47
Rent	-10% $6	-5% $96	+0% $186	+5% $275	+10% $365
Rate	-1.0pp $309	-0.5pp $248	base $186	+0.5pp $122	+1.0pp $57

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: $61,425
• Closing costs: $7,371
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Center St Unit 1546027P East Pittsburgh, PA	5.0	2.0	1991	$3,742	$1.88	16d	1	1.49mi

Listing history 24 events

1. 2026-06-22
   price $245,700 Active 117 DOM
2. 2026-06-21
   days on market $255,700 Active 117 DOM
3. 2026-06-18
   days on market $255,700 Active 114 DOM
4. 2026-06-17
   days on market $255,700 Active 113 DOM
5. 2026-06-16
   days on market $255,700 Active 112 DOM
6. 2026-06-15
   days on market $255,700 Active 111 DOM
7. 2026-06-13
   days on market $255,700 Active 109 DOM
8. 2026-06-09
   days on market $255,700 Active 105 DOM
9. 2026-06-08
   days on market $255,700 Active 104 DOM
10. 2026-06-07
    days on market $255,700 Active 103 DOM
11. 2026-06-03
    days on market $255,700 Active 99 DOM
12. 2026-06-02
    days on market $255,700 Active 98 DOM
13. 2026-06-01
    days on market $255,700 Active 97 DOM
14. 2026-05-31
    days on market $255,700 Active 96 DOM
15. 2026-05-04
    price $255,700 354-char remark

    Show marketing remark (354 chars)

    Beautifully updated duplex in West Mifflin near the iconic Kennywood Amusement Park! Both units offer separate utilities, modern kitchens with brand-new appliances, and updated baths. Separate utilities. Enjoy peace of mind with new flooring, mostly new windows, a new water heater, and a new gutter system. Fully leased—perfect turnkey investment!

16. 2026-03-25
    status Active 354-char remark

    Show marketing remark (354 chars)

    Beautifully updated duplex in West Mifflin near the iconic Kennywood Amusement Park! Both units offer separate utilities, modern kitchens with brand-new appliances, and updated baths. Separate utilities. Enjoy peace of mind with new flooring, mostly new windows, a new water heater, and a new gutter system. Fully leased—perfect turnkey investment!

17. 2025-11-23
    listed $265,700 Active 354-char remark

    Show marketing remark (354 chars)

    Beautifully updated duplex in West Mifflin near the iconic Kennywood Amusement Park! Both units offer separate utilities, modern kitchens with brand-new appliances, and updated baths. Separate utilities. Enjoy peace of mind with new flooring, mostly new windows, a new water heater, and a new gutter system. Fully leased—perfect turnkey investment!

18. 2023-08-28
    soldstatus $45,000
19. 2022-08-25
    historical Contingent 175-char remark

    Show marketing remark (175 chars)

    Great location! Each unit pays all separate utilities. One unit recently vacant - live in one and rent the other. With some work and updates this could be a great investment.

20. 2022-04-28
    listed $75,000 Active 175-char remark

    Show marketing remark (175 chars)

    Great location! Each unit pays all separate utilities. One unit recently vacant - live in one and rent the other. With some work and updates this could be a great investment.

21. 2018-01-15
    historical Expired
22. 2017-07-11
    price $85,000
23. 2017-01-22
    listed $75,000 Active
24. 1990-03-20
    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: $2,646 · $221/mo
• Projected year-2 tax: $3,264 · $272/mo
• Expected delta: +$618/yr (+$51/mo · 23.3%)

ⓘ 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: $27,296
• − Mortgage interest: −$13,763
• − Property taxes: −$2,646
• − Insurance: −$1,228
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$7,148
• Taxable loss: −$1,857
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $2,673/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

+922.8% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $255,700 West Penn MLS
• 2026-03-25 Relisted — West Penn MLS
• 2025-11-23 Listed $265,700 West Penn MLS
• 2023-08-28 Sold (Public Records) $45,000 Public Records
• 2022-08-25 Contingent — West Penn MLS
• 2022-04-28 Listed $75,000 West Penn MLS
• 2018-01-15 Delisted — West Penn MLS
• 2017-07-11 Price Changed $85,000 West Penn MLS
• 2017-01-22 Listed $75,000 West Penn MLS
• 1990-03-20 Sold (Public Records) $25,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $2,646 · +3.9% YoY. Source: county tax records.