2544 School St · Plum, PA 15235

$69,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 347 Days on market

Built 1910 5,000 sqft lot $45/sqft · 60% 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
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a peaceful street in the heart of Penn Hills, this 3-bedroom, 1-bathroom home presents a prime investment opportunity. Just minutes from shopping centers and the 3 Lakes Golf Course, the location offers convenience and lifestyle appeal for prospective tenants or future homeowners. The property boasts a functional layout, and great potential. Whether you're looking to flip, rent, or add to your long-term portfolio, this well-positioned home offers solid upside in a growing community. Enjoy the best of suburban tranquility with quick access to city amenities. With strong rental demand in the area and renovation, this is the chance to make a smart move in a desirable neighborhood.

Key facts

• Strong rental demand
• Functional layout
• 5,000 sq ft lot

Tags

• PRIME INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• VALUE-ADD IMPROVEMENTS
• STRONG RENTAL DEMAND
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 4.0% in Plum — 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 71/100 on livability (#730 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Penn Hills El Sch (math 14% / reading 27%, grade F, #1,243 of 1,518 statewide, top 82%, 1,279 students, 100% FRL); Linton Ms (math 3% / reading 21%, grade F, #489 of 512 statewide, top 96%, 640 students, 100% FRL); Penn Hills Shs (math 34% / reading 24%, grade F, #357 of 437 statewide, top 82%, 1,107 students, 88% FRL) — zoned schools average 96% FRL vs 56% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $31k; list at $69k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.60% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.25%
• DSCR: 3.15
• GRM: 3.2

CMA / ARV

• ARV (median comp): $173,436
• List price: $69,000
• Delta: -60.22%
• 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
2618 Reiter Rd	0.12mi	3/2.0	1,472 (-4%)	5mo	$72,000	$49	79
419 Hershey Rd	0.60mi	3/2.0	1,516 (-1%)	3mo	$225,000	$148	63
2719 Ford	0.18mi	4/1.0 (+1)	1,349 (-12%)	5mo	$175,000	$130	62
10 Poplar St	0.58mi	3/2.0	1,500 (-2%)	6mo	$197,000	$131	60
2712 Jordan Ave	0.20mi	3/2.0	1,406 (-8%)	16mo	$185,000	$132	60
2610 Reiter Rd	0.10mi	4/1.5 (+1)	1,350 (-12%)	15mo	$145,000	$107	56
1709 Universal Rd	0.67mi	3/2.0	1,501 (-2%)	7mo	$190,000	$127	55
365 Cypress Hill Dr	0.69mi	3/2.5	1,493 (-3%)	4mo	$235,000	$157	53
209 Cypress Hill Dr	0.68mi	4/2.0 (+1)	1,484 (-3%)	1mo	$230,000	$155	52
762 Cedarwood Dr	0.67mi	3/2.0	1,314 (-14%)	1mo	$222,000	$169	40
156 Deerfield Dr	0.69mi	4/2.0 (+1)	1,361 (-11%)	1mo	$250,000	$184	39
1705 Universal Rd	0.68mi	2/2.0 (-1)	1,328 (-14%)	9mo	$110,000	$83	29

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 51.6%
• Equity multiple: 3.44×
• Total profit: $47,168
• Equity at exit: $10,288

10-year hold

• IRR: 59.0%
• Equity multiple: 8.49×
• Total profit: $144,802
• Equity at exit: $5,966

Cash invested: $19,320 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$362
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $777

Break-even live

Break-even rent $811

Max offer price $69,000

Occupancy floor 52%

Sensitivity live

Price	-10% $816	-5% $796	+0% $777	+5% $757	+10% $738
Rent	-10% $635	-5% $706	+0% $777	+5% $848	+10% $919
Rate	-1.0pp $812	-0.5pp $794	base $777	+0.5pp $759	+1.0pp $741

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 Main St Unit 1 Pittsburgh, PA	3.0	1.0	1890	$1,195	$0.63	25d	1	0.13mi
439 Crestview Dr Pittsburgh, PA	3.0	2.5	1688	$2,300	$1.36	3d	1	0.70mi
127 Saint Croix Dr Pittsburgh, PA	3.0	1.5	1573	$1,695	$1.08	4d	1	0.83mi
175 Charleston Dr Pittsburgh, PA	3.0	2.0	1163	$1,799	$1.55	25d	1	0.86mi
98 Stotler Rd Penn Hills, PA	2.0–3.0	1.0	1660	$1,400	$0.84	9d	3	1.13mi
279 Hazel Rd Pittsburgh, PA	3.0	1.0	1080	$1,732	$1.60	45d	1	1.50mi

Listing history 27 events

1. 2026-06-21
   days on market $69,000 Active 347 DOM
2. 2026-06-18
   days on market $69,000 Active 344 DOM
3. 2026-06-17
   days on market $69,000 Active 343 DOM
4. 2026-06-16
   days on market $69,000 Active 342 DOM
5. 2026-06-15
   days on market $69,000 Active 341 DOM
6. 2026-06-13
   days on market $69,000 Active 339 DOM
7. 2026-06-13
   days on market $69,000 Active 338 DOM
8. 2026-06-09
   days on market $69,000 Active 335 DOM
9. 2026-06-08
   days on market $69,000 Active 334 DOM
10. 2026-06-07
    days on market $69,000 Active 333 DOM
11. 2026-06-05
    days on market $69,000 Active 330 DOM
12. 2026-06-03
    days on market $69,000 Active 329 DOM
13. 2026-06-02
    days on market $69,000 Active 328 DOM
14. 2026-06-01
    days on market $69,000 Active 327 DOM
15. 2026-05-31
    days on market $69,000 Active 326 DOM
16. 2025-10-28
    status Active 697-char remark

    Show marketing remark (697 chars)

    Nestled on a peaceful street in the heart of Penn Hills, this 3-bedroom, 1-bathroom home presents a prime investment opportunity. Just minutes from shopping centers and the 3 Lakes Golf Course, the location offers convenience and lifestyle appeal for prospective tenants or future homeowners. The property boasts a functional layout, and great potential. Whether you're looking to flip, rent, or add to your long-term portfolio, this well-positioned home offers solid upside in a growing community. Enjoy the best of suburban tranquility with quick access to city amenities. With strong rental demand in the area and renovation, this is the chance to make a smart move in a desirable neighborhood.

17. 2025-09-09
    historical Contingent 697-char remark

    Show marketing remark (697 chars)

    Nestled on a peaceful street in the heart of Penn Hills, this 3-bedroom, 1-bathroom home presents a prime investment opportunity. Just minutes from shopping centers and the 3 Lakes Golf Course, the location offers convenience and lifestyle appeal for prospective tenants or future homeowners. The property boasts a functional layout, and great potential. Whether you're looking to flip, rent, or add to your long-term portfolio, this well-positioned home offers solid upside in a growing community. Enjoy the best of suburban tranquility with quick access to city amenities. With strong rental demand in the area and renovation, this is the chance to make a smart move in a desirable neighborhood.

18. 2025-07-07
    listed $69,000 Active 697-char remark

    Show marketing remark (697 chars)

    Nestled on a peaceful street in the heart of Penn Hills, this 3-bedroom, 1-bathroom home presents a prime investment opportunity. Just minutes from shopping centers and the 3 Lakes Golf Course, the location offers convenience and lifestyle appeal for prospective tenants or future homeowners. The property boasts a functional layout, and great potential. Whether you're looking to flip, rent, or add to your long-term portfolio, this well-positioned home offers solid upside in a growing community. Enjoy the best of suburban tranquility with quick access to city amenities. With strong rental demand in the area and renovation, this is the chance to make a smart move in a desirable neighborhood.

19. 2021-12-03
    soldstatus $30,900 Closed 38-char remark

    Show marketing remark (38 chars)

    Property is being sold AS-Is where is.

20. 2021-10-12
    status Pending 38-char remark

    Show marketing remark (38 chars)

    Property is being sold AS-Is where is.

21. 2021-09-24
    listed $31,900 Active 38-char remark

    Show marketing remark (38 chars)

    Property is being sold AS-Is where is.

22. 2021-08-16
    status Pending
23. 2021-07-15
    listed $34,900 Active
24. 2001-08-29
    soldstatus $66,825
25. 2001-08-22
    soldstatus $66,825
26. 2001-05-01
    listed $66,825
27. 1980-12-11
    soldstatus $31,400

ⓘ 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: $3,000 · $250/mo
• Projected year-2 tax: $3,000 · $250/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 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,529
• − Mortgage interest: −$3,865
• − Property taxes: −$3,000
• − Insurance: −$345
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$2,007
• Taxable income: $8,868
• Est. tax owed @ 24.0%: −$2,128
• After-tax cash flow: $7,193/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Plum

• Score: 71/100
• State rank: #730
• US rank: #7292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 21,414
• Metro: Pittsburgh, PA
• Population (ZIP): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

+119.7% since first listed

12 events — show timeline

• 2025-10-28 Relisted — West Penn MLS
• 2025-09-09 Contingent — West Penn MLS
• 2025-07-07 Listed $69,000 West Penn MLS
• 2021-12-03 Sold (MLS) $30,900 West Penn MLS
• 2021-10-12 Pending — West Penn MLS
• 2021-09-24 Listed $31,900 West Penn MLS
• 2021-08-16 Pending — West Penn MLS
• 2021-07-15 Listed $34,900 West Penn MLS
• 2001-08-29 Sold (Public Records) $66,825 Public Records
• 2001-08-22 Sold (MLS) $66,825 West Penn MLS
• 2001-05-01 Listed $66,825 West Penn MLS
• 1980-12-11 Sold (Public Records) $31,400 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,000 · +0.0% YoY. Source: county tax records.