4424 Kennywood

West Mifflin, PA 15122

$245,700D+

5 bd · 2.0 ba · 2,558 sqft · Built 1920 · Other · Active · 117 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,275/mo
• Mortgage (P&I): −$1,288
• Tax + insurance: −$323
• HOA: −$0
• Vac / Maint / Mgmt: −$478
• Net cashflow: $186/mo
• Annual: $2,227/yr
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• 1% rule: 0.93%
• Cash to close: $68,796

Investor read

• This is a 5-bed/2.0-bath other listed at $246k.
• 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).
• It's been on market 117 days — a 9% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $224k (9.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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).
• 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.
• 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.
• This rent runs 38% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.