810 Jackman Ave · Avalon, PA 15202

$125,000

3 bd · 1.5 ba · 1,696 sqft · SingleFamily public records · 71 Days on market

Built 1929 3,428 sqft lot $74/sqft · 46% below area Est $229k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 810 Jackman Ave in Avalon, offering strong potential for an owner-occupant or investor. This home features a covered front porch, detached garage, and off-street parking. Inside, the property offers a functional layout with spacious rooms, original woodwork, and solid bones throughout. The home requires cosmetic updates and minor TLC, presenting an excellent value-add opportunity to renovate and build equity. Basement provides additional storage and access to mechanicals. Conveniently located near shopping, dining, schools, and major roadways with easy access to Downtown Pittsburgh. Ideal for buyers looking to customize or expand an investment portfolio. Property is being sold as-is. Buyer responsible for all due diligence, inspections, and any municipal requirements. Room sizes and square footage are approximate. Equal Housing Opportunity. Sale subject to appraisal. Lead-Based Paint notice required for properties built prior to 1978

Key facts

• 3,428 sq ft lot
• Built 1929
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 5.2% in Avalon — 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.

Location & tenants

• Location reads 86/100 on livability (#63 in PA, #439 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities C-.
• Northgate SD (suburban): math 25% / reading 57% proficiency, ranked #354 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 80 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 33% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 5.5

CMA / ARV

• ARV (median comp): $229,495
• List price: $125,000
• Delta: -45.53%
• 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
308 Harrison Ave	0.36mi	3/1.0	1,732 (+2%)	6mo	$120,000	$69	72
1023 Hamilton Ave	0.32mi	3/1.5	1,825 (+8%)	4mo	$221,000	$121	68
327 Elizabeth Ave	0.15mi	3/1.0	1,904 (+12%)	4mo	$16,000	$8	67
233 S Starr Ave	0.36mi	4/1.5 (+1)	1,826 (+8%)	3mo	$260,000	$142	63
899 Malvern Rd	0.30mi	4/2.5 (+1)	1,768 (+4%)	9mo	$360,000	$204	63
309 Harrison Ave	0.38mi	4/2.0 (+1)	1,620 (-4%)	6mo	$355,000	$219	62
271 Woods Ave	0.60mi	3/1.5	1,727 (+2%)	8mo	$312,000	$181	62
97 N Sprague Ave	0.57mi	3/2.5	1,536 (-9%)	0mo	$365,000	$238	53
217 S Starr Ave	0.37mi	3/1.0	1,920 (+13%)	9mo	$247,000	$129	52
211 Berringer Pl	0.61mi	4/1.0 (+1)	1,553 (-8%)	9mo	$215,000	$138	43
615 Cliff Ave	0.47mi	4/3.0 (+1)	1,900 (+12%)	9mo	$385,000	$203	39
639 Tingley Ave	0.68mi	4/2.0 (+1)	1,548 (-9%)	10mo	$249,900	$161	38

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.51×
• Total profit: $17,953
• Equity at exit: $18,638

10-year hold

• IRR: 23.2%
• Equity multiple: 3.22×
• Total profit: $77,587
• Equity at exit: $10,808

Cash invested: $35,000 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 80
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$656
• Tax from tax record: −$244 /mo · $2,933/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $533

Break-even live

Break-even rent $1,205

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Florence Ave #2 Pittsburgh, PA	3.0	1.0	1116	$1,250	$1.12	12d	1	0.36mi
713 Clinton Pl Pittsburgh, PA	4.0	2.0	1760	$2,750	$1.56	1d	1	0.40mi
421 N Ohio St Pittsburgh, PA	3.0	2.0	1747	$2,700	$1.55	1d	1	0.43mi
115 Meade Ave Pittsburgh, PA	4.0	1.0	1392	$1,600	$1.15	43d	1	0.55mi
555 Orchard Ave Bellevue, PA	3.0	1.0	1400	$1,295	$0.93	43d	1	0.69mi
189 N Balph Ave Pittsburgh, PA	3.0	1.0	1550	$1,850	$1.19	43d	1	0.85mi

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 71 DOM
2. 2026-06-17
   days on market $125,000 Active 70 DOM
3. 2026-06-16
   days on market $125,000 Active 69 DOM
4. 2026-06-15
   days on market $125,000 Active 68 DOM
5. 2026-06-13
   days on market $125,000 Active 66 DOM
6. 2026-06-13
   days on market $125,000 Active 65 DOM
7. 2026-06-09
   days on market $125,000 Active 62 DOM
8. 2026-06-08
   days on market $125,000 Active 61 DOM
9. 2026-06-07
   days on market $125,000 Active 60 DOM
10. 2026-06-03
    days on market $125,000 Active 56 DOM
11. 2026-06-02
    days on market $125,000 Active 55 DOM
12. 2026-06-01
    days on market $125,000 Active 54 DOM
13. 2026-05-31
    days on market $125,000 Active 53 DOM
14. 2026-04-08
    listed $125,000 Active 969-char remark

    Show marketing remark (969 chars)

    Opportunity awaits at 810 Jackman Ave in Avalon, offering strong potential for an owner-occupant or investor. This home features a covered front porch, detached garage, and off-street parking. Inside, the property offers a functional layout with spacious rooms, original woodwork, and solid bones throughout. The home requires cosmetic updates and minor TLC, presenting an excellent value-add opportunity to renovate and build equity. Basement provides additional storage and access to mechanicals. Conveniently located near shopping, dining, schools, and major roadways with easy access to Downtown Pittsburgh. Ideal for buyers looking to customize or expand an investment portfolio. Property is being sold as-is. Buyer responsible for all due diligence, inspections, and any municipal requirements. Room sizes and square footage are approximate. Equal Housing Opportunity. Sale subject to appraisal. Lead-Based Paint notice required for properties built prior to 1978

ⓘ 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: $2,933 · $244/mo
• Projected year-2 tax: $2,933 · $244/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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,559
• − Mortgage interest: −$7,002
• − Property taxes: −$2,933
• − Insurance: −$625
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$3,636
• Taxable income: $4,753
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $5,256/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: Northgate SD
• NCES district ID: 4217770
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,084
• Composite: 34.15/100
• National rank: #5279
• State rank: #354 of 539 in PA

Livability — Avalon

• Score: 86/100
• State rank: #63
• US rank: #439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avalon, PA
• County: Allegheny County · 1,022,028 people
• City population: 19,642
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

1 event — show timeline

• 2026-04-08 Listed $125,000 West Penn MLS

Property tax history

+4.2%/yr

Latest (2026): $2,933 · +43.0% YoY. Source: county tax records.