109 1st St · Dravosburg, PA 15034

$170,000

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 12 Days on market

Built 1900 0.25 ac lot Est $128k · 32% over

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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 +14.2/30.0
• Appreciation +4.9/10.0
• DSCR +4.3/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Lots of size inside and out- very large fenced in yard- 1 car det grg-and 2 car det grg. Ready for someone to make it their own

Key facts

• Tray ceiling
• Butcher block island
• 0.25 acre lot

Tags

• LOG BURNING FIREPLACE
• BRIGHT WHITE SHAKER CABINETRY
• DECORATIVE POT HANGER SHELVING
• TRAY CEILING
• BUTCHER BLOCK ISLAND
• BUILT IN CURIO CABINET

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage with garage door opener; Total of 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Three-story home; Resale property
• Construction: Aluminum siding; Composition roof; Home warranty included
• Exterior features: Quarter-acre lot with approximate dimensions 90 x 119 x 92 x 121; Full walk-out basement

Interior

• Kitchen: Convection oven; Stove; Microwave; Refrigerator; Dishwasher; Some gas appliances
• Bedrooms: Three bedrooms (two on upper level)
• Flooring: Ceramic tile; Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas hot water heating
• Interior features: Multi-pane windows with window treatments; Two decorative log-burning fireplaces
• Laundry & utility: Washer; Dryer; Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $28 ($335/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 $132k (22.5% below list).
• Recommended offer: $132k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#948 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Founders Hall Middle Sch (math 2% / reading 26%, grade F, #480 of 512 statewide, top 94%, 695 students, 100% FRL); Mckeesport Area Shs (math 22% / reading 30%, grade F, #372 of 437 statewide, top 86%, 1,045 students, 78% FRL) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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

• In year one you build about $887 of equity ($1k loan paydown + $-288 appreciation (-0.2% local appreciation)).

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $18k; list at $170k implies a 842% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,798 (22.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $128,432
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Elizabeth Rd	0.17mi	3/1.5	1,300 (-7%)	16mo	$135,000	$104	66
602 Riverview Dr	0.41mi	3/2.0	1,500 (+7%)	1mo	$205,000	$137	63
1738 Pleasant Ave	0.69mi	2/1.5 (-1)	1,378 (-1%)	7mo	$127,000	$92	53
115 Alvin Ave	0.36mi	3/1.5	1,512 (+8%)	24mo	$120,000	$79	48
149 Saniel Dr	0.74mi	2/1.0 (-1)	1,440 (+3%)	10mo	$175,000	$122	47
1122 Highview Dr	0.48mi	3/2.5	1,471 (+5%)	20mo	$140,000	$95	46
416 Pine St	0.65mi	2/1.5 (-1)	1,280 (-8%)	4mo	$18,000	$14	45
317 N Monongahela Ave	0.72mi	2/1.0 (-1)	1,232 (-12%)	11mo	$89,900	$73	33
614 Reynolds St	0.64mi	2/1.0 (-1)	1,272 (-9%)	22mo	$54,000	$42	32

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.90×
• Total profit: $-4,621
• Equity at exit: $47,928

10-year hold

• IRR: 3.7%
• Equity multiple: 1.39×
• Total profit: $18,737
• Equity at exit: $56,478

Cash invested: $47,600 (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 15034

• Home prices YoY: -0.1%
• Active inventory: 5
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$891
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $28

Break-even live

Break-even rent $1,283

Max offer price $170,000

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $76	+0% $28	+5% $-20	+10% $-68
Rent	-10% $-76	-5% $-24	+0% $28	+5% $80	+10% $132
Rate	-1.0pp $114	-0.5pp $71	base $28	+0.5pp $-16	+1.0pp $-61

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 4th St Dravosburg, PA	2.0	1.0	1250	$1,350	$1.08	25d	1	0.17mi
311 Harrison St Glassport, PA	4.0	1.0	1200	$1,500	$1.25	45d	1	0.89mi
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	45d	1	1.22mi
3800-3830 Lebanon Church Rd West Mifflin, PA	2.0	1.0	1100	$1,365	$1.24	25d	1	1.26mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	45d	1	1.45mi

Listing history 9 events

1. 2026-06-21
   days on market $170,000 Active 12 DOM
2. 2026-06-18
   days on market $170,000 Active 9 DOM
3. 2026-06-17
   days on market $170,000 Active 8 DOM
4. 2026-06-16
   days on market $170,000 Active 7 DOM
5. 2026-06-15
   days on market $170,000 Active 6 DOM
6. 2026-06-13
   days on market $170,000 Active 4 DOM
7. 2026-06-13
   days on market $170,000 Active 3 DOM
8. 2026-06-10
   remarks 687-char remark
9. 2026-06-10
   listed $170,000 Active 1 DOM

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$1,038/yr (+$86/mo · 169.8%)

ⓘ 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 ≥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: $15,816
• − Mortgage interest: −$9,523
• − Property taxes: −$611
• − Insurance: −$850
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,945
• Taxable loss: −$2,644
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $970/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: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 of 539 in PA

Livability — Dravosburg

• Score: 67/100
• State rank: #948
• US rank: #10387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dravosburg, PA
• City population: 1,600
• Population (ZIP): 1,600

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 (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Danish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -0.17%
• Current HPI: 232.24
• 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

+608.3% since first listed

14 events — show timeline

• 2026-06-09 Price Changed $170,000 West Penn MLS
• 2026-06-09 Listed $160,000 West Penn MLS
• 2012-02-15 Sold (Public Records) $18,050 Public Records
• 2012-02-09 Sold (MLS) $18,050 West Penn MLS
• 2012-02-09 Price Changed $19,900 West Penn MLS
• 2011-12-27 Listed $18,050 West Penn MLS
• 2011-09-07 Listed $24,900 West Penn MLS
• 2006-11-20 Sold (Public Records) $66,000 Public Records
• 2006-11-17 Sold (MLS) $66,000 West Penn MLS
• 2006-03-24 Listed $70,000 West Penn MLS
• 1998-10-14 Sold (Public Records) $58,000 Public Records
• 1998-10-13 Sold (MLS) $58,000 West Penn MLS
• 1998-05-15 Listed $62,900 West Penn MLS
• 1995-03-31 Sold (Public Records) $24,000 Public Records

Property tax history

-0.0%/yr

Latest (2026): $611 · +0.0% YoY. Source: county tax records.