642 Seminary Ave · Oakdale, PA 15071

$87,500

6 bd · 3.0 ba · 2,992 sqft · MultiFamily public records · 163 Days on market

Built 1930 1.70 ac lot

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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 +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Over ONE acre in South Fayette SD backing to Preservation Park! Great opportunity to tear down and build a multi-unit/townhomes! Public utilities available! Close to highways, shopping, dining and more!

Key facts

• South fayette sd
• One acre
• Preservation park

Tags

• ONE ACRE
• SOUTH FAYETTE SD
• PRESERVATION PARK
• PUBLIC UTILITIES
• CLOSE TO HIGHWAYS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#329 in PA, #2,886 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• South Fayette Township SD (suburban): math 67% / reading 85% proficiency, ranked #12 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: South Fayette Intermediate Sch (math 71% / reading 86%, grade A, #60 of 1,518 statewide, top 4%, 838 students, 13% FRL); South Fayette Ms (math 57% / reading 85%, grade A, #10 of 512 statewide, top 2%, 802 students, 13% FRL); South Fayette Twp Hs (math 85%, 1,074 students, 10% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 66 active listings in the ZIP; 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 $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $60k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1930 — 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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.52% ✓
• Cap rate: 22.23%
• Cash-on-cash: 56.91%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (median comp): $238,306
• List price: $87,500
• Delta: -63.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 55.4%
• Equity multiple: 3.44×
• Total profit: $59,847
• Equity at exit: $13,047

10-year hold

• IRR: 60.4%
• Equity multiple: 7.02×
• Total profit: $147,482
• Equity at exit: $7,565

Cash invested: $24,500 (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 15071

• Home prices YoY: -21.2%
• Active inventory: 66
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,204 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,162

Break-even live

Break-even rent $733

Max offer price $87,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,212	-5% $1,187	+0% $1,162	+5% $1,137	+10% $1,112
Rent	-10% $988	-5% $1,075	+0% $1,162	+5% $1,249	+10% $1,336
Rate	-1.0pp $1,206	-0.5pp $1,184	base $1,162	+0.5pp $1,139	+1.0pp $1,116

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $87,500 Active 163 DOM
2. 2026-06-18
   days on market $87,500 Active 160 DOM
3. 2026-06-17
   days on market $87,500 Active 159 DOM
4. 2026-06-16
   days on market $87,500 Active 158 DOM
5. 2026-06-15
   days on market $87,500 Active 157 DOM
6. 2026-06-13
   days on market $87,500 Active 155 DOM
7. 2026-06-09
   days on market $87,500 Active 151 DOM
8. 2026-06-08
   days on market $87,500 Active 150 DOM
9. 2026-06-07
   days on market $87,500 Active 149 DOM
10. 2026-06-03
    days on market $87,500 Active 145 DOM
11. 2026-06-02
    days on market $87,500 Active 144 DOM
12. 2026-06-01
    days on market $87,500 Active 143 DOM
13. 2026-05-31
    days on market $87,500 Active 142 DOM
14. 2026-01-09
    listed $87,500 Active 202-char remark

    Show marketing remark (202 chars)

    Over ONE acre in South Fayette SD backing to Preservation Park! Great opportunity to tear down and build a multi-unit/townhomes! Public utilities available! Close to highways, shopping, dining and more!

15. 2025-10-25
    historical Expired 219-char remark

    Show marketing remark (219 chars)

    Over ONE acre in the South Fayette school district backing to Preservation Park! Great opportunity to tear down and build a multi-unit/townhomes! Public utilities available! Close to highways, shopping, dining and more!

16. 2025-04-12
    historical Expired
17. 2024-10-25
    listed $87,500 Active 219-char remark

    Show marketing remark (219 chars)

    Over ONE acre in the South Fayette school district backing to Preservation Park! Great opportunity to tear down and build a multi-unit/townhomes! Public utilities available! Close to highways, shopping, dining and more!

18. 2024-07-25
    price $87,500
19. 2024-04-12
    listed $94,500 Active
20. 2023-03-30
    soldstatus $60,000
21. 2002-02-20
    soldstatus $92,000
22. 1993-03-22
    soldstatus $31,000
23. 1976-09-21
    soldstatus $18,500

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,193 · $99/mo
• Expected delta: +$190/yr (+$16/mo · 18.9%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,444
• − Mortgage interest: −$4,901
• − Property taxes: −$1,003
• − Insurance: −$438
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$2,545
• Taxable income: $13,326
• Est. tax owed @ 24.0%: −$3,198
• After-tax cash flow: $10,746/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: South Fayette Township SD
• NCES district ID: 4220580
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 85% ▼ -5.00%
• Median HH income: $74,409
• Composite: 66.61/100
• National rank: #415
• State rank: #12 of 539 in PA

Livability — Oakdale

• Score: 77/100
• State rank: #329
• US rank: #2886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,455

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Asian 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Scotch-Irish 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% 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: ▼ -71.90%
• Current HPI: 266.6786
• 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

+373.0% since first listed

10 events — show timeline

• 2026-01-09 Listed $87,500 West Penn MLS
• 2025-10-25 Delisted — West Penn MLS
• 2025-04-12 Delisted — West Penn MLS
• 2024-10-25 Listed $87,500 West Penn MLS
• 2024-07-25 Price Changed $87,500 West Penn MLS
• 2024-04-12 Listed $94,500 West Penn MLS
• 2023-03-30 Sold (Public Records) $60,000 Public Records
• 2002-02-20 Sold (Public Records) $92,000 Public Records
• 1993-03-22 Sold (Public Records) $31,000 Public Records
• 1976-09-21 Sold (Public Records) $18,500 Public Records

Property tax history

+1.7%/yr

Latest (2026): $1,003 · +2.6% YoY. Source: county tax records.