2008 Main St · Sharpsburg, PA 15215

$268,900

3 bd · 1.0 ba · 2,038 sqft · SingleFamily public records · 49 Days on market

Built 1920 2,408 sqft lot $132/sqft · 64% above area

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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 +15.9/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOTS OF SPACE/4 BDRMS/ 2 FULL BTHS/UPDATED BATHS, ROOF & WNDOWS/VERY EASY TO SHOW!/ GREAT FOR 1ST TIME BUYERS

Key facts

• Rear parking
• Front porch
• 2,408 sq ft lot

Tags

• FRONT PORCH
• NEWLY UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• CERAMIC TILED BATHROOM
• REAR PARKING

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property; Asphalt roof
• Construction: Frame construction; Home warranty included
• Exterior features: Public transportation nearby

Interior

• Kitchen: Refrigerator; Stove; Dishwasher; Some gas appliances
• Bedrooms: Three bedrooms (two located on the upper level)
• Flooring: Laminate flooring; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement with walk-up access; One fireplace located in the living/family room; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $70 ($842/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 $232k (13.8% below list).
• Recommended offer: $232k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 9.5% in Sharpsburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 79/100 on livability (#248 in PA, #2,145 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, schools D-, employment D-.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $34k; list at $269k implies a 703% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,671 (13.8% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 14% 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. 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 D-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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (median comp): $163,508
• List price: $268,900
• Delta: 64.46%
• 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
211 4th St	0.67mi	3/1.5	2,063 (+1%)	4mo	$335,000	$162	61
29 Kittanning Pike	0.57mi	3/1.5	1,934 (-5%)	8mo	$205,000	$106	56
115 Fifth St	0.57mi	3/2.5	1,920 (-6%)	2mo	$606,000	$316	56
1218 Penn St	0.74mi	3/1.5	2,082 (+2%)	8mo	$128,000	$61	54
123 W 8th St	0.62mi	4/3.0 (+1)	1,936 (-5%)	1mo	$560,000	$289	49
214 Farmington Rd	0.74mi	4/3.5 (+1)	2,028 (-0%)	4mo	$440,000	$217	46
1860 Jancey St	0.66mi	4/2.0 (+1)	1,948 (-4%)	10mo	$289,000	$148	45
7218 Witherspoon St	0.59mi	3/2.5	1,809 (-11%)	7mo	$353,000	$195	42
221 13th St	0.74mi	4/2.0 (+1)	2,100 (+3%)	12mo	$170,000	$81	42
123 Harding Rd	0.54mi	3/2.0	1,750 (-14%)	9mo	$125,000	$71	39
212 2nd St	0.65mi	3/1.5	2,323 (+14%)	7mo	$369,000	$159	38
411 Center Ave	0.63mi	3/1.5	1,760 (-14%)	11mo	$432,000	$245	37

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 · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-33,794
• Equity at exit: $40,094

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-845
• Equity at exit: $23,250

Cash invested: $75,292 (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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,410
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$112
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $70

Break-even live

Break-even rent $2,228

Max offer price $268,900

Occupancy floor 92%

Sensitivity live

Price	-10% $222	-5% $146	+0% $70	+5% $-6	+10% $-82
Rent	-10% $-113	-5% $-21	+0% $70	+5% $162	+10% $253
Rate	-1.0pp $206	-0.5pp $139	base $70	+0.5pp $0	+1.0pp $-70

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: $67,225
• Closing costs: $8,067
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 5th St Unit Na Pittsburgh, PA	2.0	1.5	1840	$1,800	$0.98	44d	1	0.61mi
307 Highland Ter Pittsburgh, PA	3.0	2.0	1450	$4,000	$2.76	5d	1	0.80mi
514 Guyasuta Rd Apt 7 Pittsburgh, PA	2.0	2.0	1400	$2,000	$1.43	24d	1	0.81mi
212 8th St Sharpsburg, PA	4.0	2.0	2240	$2,100	$0.94	18d	1	0.98mi
5700 Bunkerhill St Pittsburgh, PA	1.0–3.0	1.0–2.0	1258	$3,236	$2.57	2d	17	1.03mi
6026 Sawyer St Unit NA Pittsburgh, PA	3.0	2.0	2231	$2,500	$1.12	19d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $268,900 Active 49 DOM
2. 2026-06-17
   days on market $268,900 Active 48 DOM
3. 2026-06-16
   days on market $268,900 Active 47 DOM
4. 2026-06-15
   days on market $268,900 Active 46 DOM
5. 2026-06-13
   days on market $268,900 Active 44 DOM
6. 2026-06-09
   days on market $268,900 Active 40 DOM
7. 2026-06-08
   days on market $268,900 Active 39 DOM
8. 2026-06-07
   days on market $268,900 Active 38 DOM
9. 2026-06-03
   days on market $268,900 Active 34 DOM
10. 2026-06-02
    days on market $268,900 Active 33 DOM
11. 2026-06-01
    days on market $268,900 Active 32 DOM
12. 2026-05-31
    days on market $268,900 Active 31 DOM
13. 2026-04-29
    listed $268,900 Active 863-char remark
14. 1999-12-03
    soldstatus $33,500
15. 1999-12-01
    soldstatus $33,500 115-char remark

    Show marketing remark (115 chars)

    LOTS OF SPACE/4 BDRMS/ 2 FULL BTHS/UPDATED BATHS, ROOF & WNDOWS/VERY EASY TO SHOW!/ GREAT FOR 1ST TIME BUYERS

16. 1999-01-26
    listed $35,900 115-char remark

    Show marketing remark (115 chars)

    LOTS OF SPACE/4 BDRMS/ 2 FULL BTHS/UPDATED BATHS, ROOF & WNDOWS/VERY EASY TO SHOW!/ GREAT FOR 1ST TIME BUYERS

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $3,218 · $268/mo
• Expected delta: +$1,030/yr (+$86/mo · 47.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 19 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: $27,801
• − Mortgage interest: −$15,063
• − Property taxes: −$2,188
• − Insurance: −$2,011
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$7,823
• Taxable loss: −$3,732
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $1,737/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Sharpsburg

• Score: 79/100
• State rank: #248
• US rank: #2145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpsburg, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,907
• Household income: $99,071
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 311.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 2% Chinese 2% Other Indo-European 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: ▼ -171.68%
• Current HPI: 284.7359
• Rent YoY: ▲ 5.24%
• 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

+649.0% since first listed

4 events — show timeline

• 2026-04-29 Listed $268,900 West Penn MLS
• 1999-12-03 Sold (Public Records) $33,500 Public Records
• 1999-12-01 Sold (MLS) $33,500 West Penn MLS
• 1999-01-26 Listed $35,900 West Penn MLS

Property tax history

+4.7%/yr

Latest (2026): $2,188 · +1.3% YoY. Source: county tax records.