312 Fleet St · Rankin, PA 15104

$90,000

4 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 36 Days on market

Built 1907 2,400 sqft lot $60/sqft · 74% above area

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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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Great Investment Property, Sold As Is. Spacious and solid built. The 2nd floor has 3 bedrooms with 2 additional on the 3rd floor. Large unfinished basement with updated boiler & HWT. Lovely rear, fenced in lot. Located on a 1 way street. Tons of potential.

Key facts

• Covered porches
• Public transit
• Fenced in backyard

Tags

• COVERED PORCHES
• FENCED IN BACKYARD
• RTE 837 ACCESS
• PARKWAY EAST
• PUBLIC TRANSIT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 3-story building; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: 24 x 100 lot dimensions; Lot approximately 0.0551 acres; Public transportation nearby

Interior

• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Hot water heat; Has heating
• Interior features: Laminate flooring; Interior-entry basement; Has basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#431 in PA, #3,947 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, 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.
• Market conditions: 37 active listings in the ZIP; 10 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; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $1,511/mo this rent would consume 45% 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 $622 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $90k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.68% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.62%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (median comp): $51,816
• List price: $90,000
• Delta: 73.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 3rd St	0.29mi	4/1.0	1,472 (-2%)	1mo	$14,999	$10	82
126 Mills Ave	0.20mi	3/1.0 (-1)	1,512 (+1%)	5mo	$49,000	$32	80
211 Division St	0.07mi	3/1.0 (-1)	1,596 (+6%)	4mo	$13,500	$8	78
122 N Holland Ave	0.10mi	3/1.0 (-1)	1,620 (+8%)	0mo	$52,000	$32	77
15 Holland Ave	0.22mi	3/1.5 (-1)	1,408 (-6%)	1mo	$32,000	$23	72
123 5th Ave	0.24mi	3/1.5 (-1)	1,551 (+3%)	6mo	$135,000	$87	71
226 Lobinger Ave	0.26mi	4/2.0	1,696 (+13%)	3mo	$75,525	$45	60
7654 Highland Ave	0.68mi	4/1.0	1,558 (+4%)	5mo	$87,500	$56	58
203 Comrie Ave	0.23mi	3/1.0 (-1)	1,296 (-14%)	9mo	$35,000	$27	54
975 Illinois Ave	0.72mi	3/2.5 (-1)	1,500 (0%)	2mo	$250,000	$167	54
79 Lilmont Dr	0.46mi	3/2.0 (-1)	1,672 (+12%)	5mo	$234,900	$140	46
414 Mills Ave	0.41mi	3/2.5 (-1)	1,680 (+12%)	7mo	$10,000	$6	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.8%
• Equity multiple: 2.01×
• Total profit: $25,511
• Equity at exit: $19,068

10-year hold

• IRR: 28.9%
• Equity multiple: 3.85×
• Total profit: $71,944
• Equity at exit: $17,838

Cash invested: $25,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$472
• Tax from tax record: −$83 /mo · $1,002/yr
• Insurance: −$38
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $546

Break-even live

Break-even rent $821

Max offer price $90,000

Occupancy floor 59%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	0.56mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	7d	1	0.69mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	0.82mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	0.82mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	0.86mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	1.01mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	1.08mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	44d	1	1.36mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	12d	1	1.39mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $90,000 Active 36 DOM
2. 2026-06-17
   days on market $90,000 Active 35 DOM
3. 2026-06-16
   days on market $90,000 Active 34 DOM
4. 2026-06-15
   days on market $90,000 Active 33 DOM
5. 2026-06-13
   days on market $90,000 Active 31 DOM
6. 2026-06-09
   days on market $90,000 Active 27 DOM
7. 2026-06-08
   days on market $90,000 Active 26 DOM
8. 2026-06-07
   pricedays on market $90,000 Active 25 DOM
9. 2026-06-05
   days on market $100,000 Active 22 DOM
10. 2026-06-03
    days on market $100,000 Active 21 DOM
11. 2026-06-02
    days on market $100,000 Active 20 DOM
12. 2026-06-01
    days on market $100,000 Active 19 DOM
13. 2026-05-31
    days on market $100,000 Active 18 DOM
14. 2026-05-12
    listed $100,000 Active 512-char remark
15. 2023-09-20
    soldstatus $43,500
16. 2023-08-24
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Great Investment Property, Sold As Is. Spacious and solid built. The 2nd floor has 3 bedrooms with 2 additional on the 3rd floor. Large unfinished basement with updated boiler & HWT. Lovely rear, fenced in lot. Located on a 1 way street. Tons of potential.

17. 2023-08-24
    soldstatus $43,500 Closed 262-char remark

    Show marketing remark (262 chars)

    Great Investment Property, Sold As Is. Spacious and solid built. The 2nd floor has 3 bedrooms with 2 additional on the 3rd floor. Large unfinished basement with updated boiler & HWT. Lovely rear, fenced in lot. Located on a 1 way street. Tons of potential.

18. 2023-07-12
    historical Contingent 262-char remark

    Show marketing remark (262 chars)

    Great Investment Property, Sold As Is. Spacious and solid built. The 2nd floor has 3 bedrooms with 2 additional on the 3rd floor. Large unfinished basement with updated boiler & HWT. Lovely rear, fenced in lot. Located on a 1 way street. Tons of potential.

19. 2023-06-29
    listed $49,900 Active 262-char remark

    Show marketing remark (262 chars)

    Great Investment Property, Sold As Is. Spacious and solid built. The 2nd floor has 3 bedrooms with 2 additional on the 3rd floor. Large unfinished basement with updated boiler & HWT. Lovely rear, fenced in lot. Located on a 1 way street. Tons of potential.

20. 2018-03-30
    soldstatus $16,800 Sold

    Show marketing remark (427 chars)

    Solid, well-built brick home located in the heart of Pittsburgh's Historic Steel Valley. This home is perfect for the investor or the do-it yourself-er. Large rooms with plenty of natural light. The second story has 3 bedrooms, and the third story has 2 more large bedrooms! Space will not be an issue in this home. The rear yard is flat and fenced in. This place has a ton of potential that is only limited by your creativity!

21. 2018-03-09
    status Under Contract

    Show marketing remark (427 chars)

    Solid, well-built brick home located in the heart of Pittsburgh's Historic Steel Valley. This home is perfect for the investor or the do-it yourself-er. Large rooms with plenty of natural light. The second story has 3 bedrooms, and the third story has 2 more large bedrooms! Space will not be an issue in this home. The rear yard is flat and fenced in. This place has a ton of potential that is only limited by your creativity!

22. 2018-01-27
    price $25,000

    Show marketing remark (427 chars)

    Solid, well-built brick home located in the heart of Pittsburgh's Historic Steel Valley. This home is perfect for the investor or the do-it yourself-er. Large rooms with plenty of natural light. The second story has 3 bedrooms, and the third story has 2 more large bedrooms! Space will not be an issue in this home. The rear yard is flat and fenced in. This place has a ton of potential that is only limited by your creativity!

23. 2017-10-15
    price $26,000

    Show marketing remark (427 chars)

    Solid, well-built brick home located in the heart of Pittsburgh's Historic Steel Valley. This home is perfect for the investor or the do-it yourself-er. Large rooms with plenty of natural light. The second story has 3 bedrooms, and the third story has 2 more large bedrooms! Space will not be an issue in this home. The rear yard is flat and fenced in. This place has a ton of potential that is only limited by your creativity!

24. 2017-08-17
    listed $30,000 Active

    Show marketing remark (427 chars)

    Solid, well-built brick home located in the heart of Pittsburgh's Historic Steel Valley. This home is perfect for the investor or the do-it yourself-er. Large rooms with plenty of natural light. The second story has 3 bedrooms, and the third story has 2 more large bedrooms! Space will not be an issue in this home. The rear yard is flat and fenced in. This place has a ton of potential that is only limited by your creativity!

25. 1993-03-31
    soldstatus $23,500

ⓘ 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: $1,002 · $83/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$210/yr (+$18/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $18,137
• − Mortgage interest: −$5,041
• − Property taxes: −$1,002
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,618
• Taxable income: $5,457
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $5,237/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 — Rankin

• Score: 75/100
• State rank: #431
• US rank: #3947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rankin, PA
• County: Allegheny County · 1,022,028 people
• 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

+283.0% since first listed

13 events — show timeline

• 2026-06-05 Price Changed $90,000 West Penn MLS
• 2026-05-12 Listed $100,000 West Penn MLS
• 2023-09-20 Sold (Public Records) $43,500 Public Records
• 2023-08-24 Pending — West Penn MLS
• 2023-08-24 Sold (MLS) $43,500 West Penn MLS
• 2023-07-12 Contingent — West Penn MLS
• 2023-06-29 Listed $49,900 West Penn MLS
• 2018-03-30 Sold (MLS) $16,800 West Penn MLS
• 2018-03-09 Pending — West Penn MLS
• 2018-01-27 Price Changed $25,000 West Penn MLS
• 2017-10-15 Price Changed $26,000 West Penn MLS
• 2017-08-17 Listed $30,000 West Penn MLS
• 1993-03-31 Sold (Public Records) $23,500 Public Records

Property tax history

+11.1%/yr

Latest (2026): $1,002 · +3.0% YoY. Source: county tax records.