925 Roup Ave · Brackenridge, PA 15014

$130,000

2 bd · 1.0 ba · 1,597 sqft · SingleFamily public records · 38 Days on market

Built 1925 4,251 sqft lot $81/sqft · 7% below area Est $139k · 7% under

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Why this score? — see what drove the C 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 +17.2/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This large home is situated on a large lot on a quiet street in a friendly neighborhood. The first floor features a living room with a decorative fireplace, a formal dining room, and a fully equipped kitchen. Second floor features three bedrooms and a full bath. The third floor has two additional rooms, currently used as bedrooms. Full basement, a covered front porch, and a large detached garage sits at the back of the property.

Key facts

• Prepped basement
• Remodeled bathroom
• Remodeled kitchen

Tags

• UPDATED FLOORING
• REMODELED KITCHEN
• REMODELED BATHROOM
• WATER FILTRATION SYSTEM
• MUDROOM LAUNDRY ROOM
• PREPPED BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Dishwasher; Microwave; Stove; Some gas appliances
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Walk-out basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $129k (0.7% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#510 in PA, #4,660 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, commute A; Watch: schools D, employment D, amenities F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $130k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (median comp): $139,423
• List price: $130,000
• Delta: -6.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Morgan St	0.20mi	3/1.0 (+1)	1,560 (-2%)	2mo	$44,900	$29	80
952 Roup Ave	0.07mi	3/1.5 (+1)	1,566 (-2%)	8mo	$169,900	$108	80
1066 Roup Ave	0.28mi	3/2.0 (+1)	1,515 (-5%)	3mo	$148,000	$98	67
616 E 3rd Ave	0.48mi	3/2.0 (+1)	1,694 (+6%)	7mo	$125,000	$74	53
524 Roup St	0.49mi	3/2.0 (+1)	1,440 (-10%)	2mo	$183,000	$127	51
1210 Carlisle St	0.55mi	3/2.0 (+1)	1,672 (+5%)	10mo	$220,000	$132	49
1239 9th Ave	0.55mi	3/1.5 (+1)	1,456 (-9%)	5mo	$205,000	$141	49
1126 Highland St	0.49mi	3/1.5 (+1)	1,440 (-10%)	7mo	$206,500	$143	48
473 E 7th	0.45mi	3/2.0 (+1)	1,417 (-11%)	4mo	$115,000	$81	48
104 Worth St	0.75mi	3/2.0 (+1)	1,634 (+2%)	8mo	$123,000	$75	46
928 Mcintire Way	0.40mi	3/2.0 (+1)	1,810 (+13%)	9mo	$194,000	$107	43
1328 Union Ave	0.72mi	3/2.5 (+1)	1,458 (-9%)	0mo	$208,000	$143	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $76,743
• Equity at exit: $117,114

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $221,427
• Equity at exit: $252,561

Cash invested: $36,400 (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 15014

• Home prices YoY: 10.8%
• Active inventory: 10
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$682
• Tax from tax record: −$191 /mo · $2,295/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $93

Break-even live

Break-even rent $1,174

Max offer price $130,000

Occupancy floor 88%

Sensitivity live

Price	-10% $166	-5% $130	+0% $93	+5% $56	+10% $19
Rent	-10% $-9	-5% $42	+0% $93	+5% $144	+10% $195
Rate	-1.0pp $158	-0.5pp $126	base $93	+0.5pp $59	+1.0pp $25

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 9th Ave Brackenridge, PA	1.0	1.0	1050	$900	$0.86	22d	1	0.28mi
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	3d	1	0.29mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	45d	1	0.32mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	3d	1	0.32mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	15d	1	0.50mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	3d	1	0.57mi
424 W 7th Ave Unit 2 Tarentum, PA	3.0	1.0	1632	$1,250	$0.77	45d	1	1.43mi
424 W 7th Ave Unit 1 Tarentum, PA	2.0	1.0	1632	$1,000	$0.61	45d	1	1.43mi

Listing history 27 events

1. 2026-06-21
   days on market $130,000 Active 38 DOM
2. 2026-06-18
   days on market $130,000 Active 35 DOM
3. 2026-06-17
   days on market $130,000 Active 34 DOM
4. 2026-06-16
   days on market $130,000 Active 33 DOM
5. 2026-06-15
   pricedays on market $130,000 Active 32 DOM
6. 2026-06-13
   days on market $134,900 Active 30 DOM
7. 2026-06-13
   days on market $134,900 Active 29 DOM
8. 2026-06-09
   days on market $134,900 Active 26 DOM
9. 2026-06-08
   days on market $134,900 Active 25 DOM
10. 2026-06-07
    days on market $134,900 Active 24 DOM
11. 2026-06-05
    days on market $134,900 Active 21 DOM
12. 2026-06-03
    days on market $134,900 Active 20 DOM
13. 2026-06-02
    days on market $134,900 Active 19 DOM
14. 2026-06-01
    days on market $134,900 Active 18 DOM
15. 2026-05-31
    days on market $134,900 Active 17 DOM
16. 2026-05-14
    listed $140,000 Active 1603-char remark
17. 2023-11-27
    soldstatus $57,000
18. 2023-11-22
    status Pending 432-char remark

    Show marketing remark (432 chars)

    This large home is situated on a large lot on a quiet street in a friendly neighborhood. The first floor features a living room with a decorative fireplace, a formal dining room, and a fully equipped kitchen. Second floor features three bedrooms and a full bath. The third floor has two additional rooms, currently used as bedrooms. Full basement, a covered front porch, and a large detached garage sits at the back of the property.

19. 2023-11-22
    soldstatus $57,000 Closed 432-char remark

    Show marketing remark (432 chars)

    This large home is situated on a large lot on a quiet street in a friendly neighborhood. The first floor features a living room with a decorative fireplace, a formal dining room, and a fully equipped kitchen. Second floor features three bedrooms and a full bath. The third floor has two additional rooms, currently used as bedrooms. Full basement, a covered front porch, and a large detached garage sits at the back of the property.

20. 2023-09-22
    historical Contingent 432-char remark

    Show marketing remark (432 chars)

    This large home is situated on a large lot on a quiet street in a friendly neighborhood. The first floor features a living room with a decorative fireplace, a formal dining room, and a fully equipped kitchen. Second floor features three bedrooms and a full bath. The third floor has two additional rooms, currently used as bedrooms. Full basement, a covered front porch, and a large detached garage sits at the back of the property.

21. 2023-08-30
    price $59,900 432-char remark

    Show marketing remark (432 chars)

    This large home is situated on a large lot on a quiet street in a friendly neighborhood. The first floor features a living room with a decorative fireplace, a formal dining room, and a fully equipped kitchen. Second floor features three bedrooms and a full bath. The third floor has two additional rooms, currently used as bedrooms. Full basement, a covered front porch, and a large detached garage sits at the back of the property.

22. 2023-08-18
    listed $62,500 Active 432-char remark

    Show marketing remark (432 chars)

    This large home is situated on a large lot on a quiet street in a friendly neighborhood. The first floor features a living room with a decorative fireplace, a formal dining room, and a fully equipped kitchen. Second floor features three bedrooms and a full bath. The third floor has two additional rooms, currently used as bedrooms. Full basement, a covered front porch, and a large detached garage sits at the back of the property.

23. 1997-07-25
    soldstatus $45,000
24. 1997-07-23
    soldstatus $45,000

    Show marketing remark (93 chars)

    NICE SIZE LR & DR FP IN LR-NOT WOODBURNING 2 OF THE BD ARE ON 3RD FLR 1 BATH IS IN BSMT

25. 1997-05-07
    listed $47,900

    Show marketing remark (93 chars)

    NICE SIZE LR & DR FP IN LR-NOT WOODBURNING 2 OF THE BD ARE ON 3RD FLR 1 BATH IS IN BSMT

26. 1990-05-14
    soldstatus $30,000
27. 1986-08-26
    soldstatus $24,000

ⓘ 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: $2,295 · $191/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,492
• − Mortgage interest: −$7,282
• − Property taxes: −$2,295
• − Insurance: −$650
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,782
• Taxable loss: −$996
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,352/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Brackenridge

• Score: 74/100
• State rank: #510
• US rank: #4660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brackenridge, PA
• City population: 3,109
• Population (ZIP): 3,109

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 (89%)
• Race & ethnicity: White 89% Black 6% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▲ 21.92%
• Current HPI: 224.4654
• Rent YoY: —
• Metro: —
• 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

+441.7% since first listed

14 events — show timeline

• 2026-06-14 Price Changed $130,000 West Penn MLS
• 2026-05-27 Price Changed $134,900 West Penn MLS
• 2026-05-14 Listed $140,000 West Penn MLS
• 2023-11-27 Sold (Public Records) $57,000 Public Records
• 2023-11-22 Pending — West Penn MLS
• 2023-11-22 Sold (MLS) $57,000 West Penn MLS
• 2023-09-22 Contingent — West Penn MLS
• 2023-08-30 Price Changed $59,900 West Penn MLS
• 2023-08-18 Listed $62,500 West Penn MLS
• 1997-07-25 Sold (Public Records) $45,000 Public Records
• 1997-07-23 Sold (MLS) $45,000 West Penn MLS
• 1997-05-07 Listed $47,900 West Penn MLS
• 1990-05-14 Sold (Public Records) $30,000 Public Records
• 1986-08-26 Sold (Public Records) $24,000 Public Records

Property tax history

+4.3%/yr

Latest (2026): $2,295 · +3.9% YoY. Source: county tax records.