503 2nd St · West Elizabeth, PA 15088

$44,900

3 bd · 1.0 ba · 1,216 sqft · SingleFamily · 75 Days on market

Built 1941 Poor condition 1,498 sqft lot $37/sqft · 71% below 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
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +1.9/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Welcome All Investors! Check out this 3 bedroom two story home in the West Jefferson School District. The detached garage can be updated into a two bedroom/kitchen/bathroom home as it has its own electric meter. Double Your Income! The flat yard offers privacy and is large enough to separate with a fence, if using the detached garage as a separate home. Great location. Close to Pittsburgh but nestled in a quiet community.

Key facts

• Flat yard
• Detached garage
• Quiet community

Tags

• DETACHED GARAGE
• FLAT YARD
• WEST JEFFERSON SCHOOL DISTRICT
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#706 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, health & safety D.
• West Jefferson Hills SD (suburban): math 48% / reading 73% proficiency, ranked #60 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.49% ✓
• Cap rate: 21.61%
• Cash-on-cash: 54.69%
• DSCR: 3.43
• GRM: 3.3

CMA / ARV

• ARV (median comp): $153,196
• List price: $44,900
• Delta: -70.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6620 6th St	0.45mi	2/1.0 (-1)	1,184 (-3%)	6mo	$25,000	$21	65
500 Rhodes St	0.44mi	3/2.5	1,152 (-5%)	1mo	$210,000	$182	64
607 12th St	0.70mi	3/1.0	1,175 (-3%)	9mo	$90,000	$77	54
923 7th Ave	0.55mi	3/1.5	1,300 (+7%)	9mo	$38,000	$29	54
408 Ekin St	0.43mi	2/1.0 (-1)	1,120 (-8%)	10mo	$137,900	$123	54
118 7th Ave	0.63mi	3/2.5	1,280 (+5%)	6mo	$106,500	$83	51
705 Viola St	0.30mi	3/2.0	1,057 (-13%)	13mo	$190,000	$180	50
1320 High	0.41mi	3/2.0	1,056 (-13%)	10mo	$192,500	$182	46
1339 High Rd	0.43mi	3/1.5	1,125 (-8%)	23mo	$195,000	$173	46
709 12th St	0.71mi	3/1.0	1,334 (+10%)	7mo	$90,404	$68	45
103 Nevins Ln	0.51mi	3/1.0	1,122 (-8%)	22mo	$120,000	$107	45
923 9th Ave	0.61mi	3/2.0	1,158 (-5%)	24mo	$154,500	$133	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 3.05×
• Total profit: $25,729
• Equity at exit: $6,695

10-year hold

• IRR: 52.8%
• Equity multiple: 6.17×
• Total profit: $65,044
• Equity at exit: $3,882

Cash invested: $12,572 (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 15088

• Home prices YoY: -3.2%
• Active inventory: 1
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $517

Break-even live

Break-even rent $463

Max offer price $44,900

Occupancy floor 49%

Sensitivity live

Price	-10% $548	-5% $533	+0% $517	+5% $502	+10% $486
Rent	-10% $429	-5% $473	+0% $517	+5% $562	+10% $606
Rate	-1.0pp $540	-0.5pp $529	base $517	+0.5pp $506	+1.0pp $494

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1347 High Rd Clairton, PA	2.0	1.0	870	$1,250	$1.44	44d	1	0.45mi
168 Center Ave Unit 1 left) Elizabeth, PA	2.0	1.0	950	$895	$0.94	24d	1	0.48mi
618 Farnsworth Ave Clairton, PA	2.0	1.0	896	$1,050	$1.17	44d	1	0.97mi
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	5d	1	1.01mi
929 Vankirk St Unit 1 Clairton, PA	2.0	1.5	810	$1,050	$1.30	44d	1	1.11mi
927 Vankirk St Clairton, PA	2.0	1.0	840	$1,150	$1.37	13d	1	1.11mi
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	11d	1	1.16mi
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	2d	1	1.16mi
874 Vankirk St Clairton, PA	3.0	1.5	1296	$1,150	$0.89	44d	1	1.18mi
866 Vankirk St Unit 1 Clairton, PA	2.0	1.5	1440	$1,200	$0.83	44d	1	1.19mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	44d	1	1.24mi
505 Wylie Ave Clairton, PA	2.0	1.0	791	$1,500	$1.90	2d	1	1.42mi
809 3rd St Unit 624 Clairton, PA	2.0	1.5	1240	$1,008	$0.81	44d	1	1.42mi
809 3rd St Unit 194 Clairton, PA	2.0	1.5	1244	$1,081	$0.87	44d	1	1.42mi
350 Wylie Ave Unit 1 Clairton, PA	2.0	1.0	1152	$1,050	$0.91	44d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $44,900 Active 75 DOM
2. 2026-06-18
   days on market $44,900 Active 72 DOM
3. 2026-06-17
   days on market $44,900 Active 71 DOM
4. 2026-06-16
   days on market $44,900 Active 70 DOM
5. 2026-06-15
   days on market $44,900 Active 69 DOM
6. 2026-06-13
   days on market $44,900 Active 67 DOM
7. 2026-06-13
   days on market $44,900 Active 66 DOM
8. 2026-06-09
   days on market $44,900 Active 63 DOM
9. 2026-06-08
   days on market $44,900 Active 62 DOM
10. 2026-06-07
    days on market $44,900 Active 61 DOM
11. 2026-06-05
    days on market $44,900 Active 58 DOM
12. 2026-06-03
    days on market $44,900 Active 57 DOM
13. 2026-06-02
    days on market $44,900 Active 56 DOM
14. 2026-06-01
    days on market $44,900 Active 55 DOM
15. 2026-05-31
    days on market $44,900 Active 54 DOM
16. 2026-04-07
    listed $44,900 Active 427-char remark

    Show marketing remark (427 chars)

    Welcome All Investors! Check out this 3 bedroom two story home in the West Jefferson School District. The detached garage can be updated into a two bedroom/kitchen/bathroom home as it has its own electric meter. Double Your Income! The flat yard offers privacy and is large enough to separate with a fence, if using the detached garage as a separate home. Great location. Close to Pittsburgh but nestled in a quiet community.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,416
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$891
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$1,306
• Taxable income: $5,884
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $4,797/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements, including a new roof, exterior siding, landscaping, and interior updates. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major roof — Snow and debris indicate potential structural damage.
• Major exterior siding — Weathered and damaged siding needs replacement.
• Major landscaping — Overgrown yard and debris need removal and landscaping.
• Major foundation/structure — No visible foundation or structural issues, but the overall condition suggests potential structural concerns.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior siding repair/replacement — A fresh exterior would enhance curb appeal and property value.
• Both landscaping and yard maintenance — A well-maintained yard and landscaping would improve both resale and rental value.
• Both interior updates — Updating the interior, including paint and fixtures, would enhance both resale and rental value.
• Both kitchen and bathroom updates — Updating these spaces would significantly increase the home's value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Snow and debris indicate potential structural damage.	Major	$15,000–50,000
exterior siding · Weathered and damaged siding needs replacement.	Major	$15,000–50,000
landscaping · Overgrown yard and debris need removal and landscaping.	Major	$15,000–50,000
foundation/structure · No visible foundation or structural issues, but the overall condition suggests potential structural concerns.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior siding repair/replacement — A fresh exterior would enhance curb appeal and property value. ↑
• Both landscaping and yard maintenance — A well-maintained yard and landscaping would improve both resale and rental value. ↑
• Both interior updates — Updating the interior, including paint and fixtures, would enhance both resale and rental value. ↑
• Both kitchen and bathroom updates — Updating these spaces would significantly increase the home's value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Jefferson Hills SD
• NCES district ID: 4225590
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $68,796
• Composite: 53.19/100
• National rank: #1503
• State rank: #60 of 539 in PA

Livability — West Elizabeth

• Score: 71/100
• State rank: #706
• US rank: #6983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Elizabeth, PA
• City population: 400
• Population (ZIP): 400

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% Hispanic / Latino 7% Asian 2% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 4%
• Common ancestry: Romanian 8% Italian 4% Scottish 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -6.25%
• Current HPI: 187.8804
• 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

1 event — show timeline

• 2026-04-07 Listed $44,900 West Penn MLS