1229 Mccabe Ave · Coraopolis, PA 15108

$59,900

4 bd · 2.0 ba · 3,610 sqft · SingleFamily public records · 28 Days on market

Built 1880 0.50 ac lot $17/sqft · 72% below area ↓ 14% since listing

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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
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-story home sold "as is" with contents included. The property's value lies in its . 50-acre level lot located in a quiet neighborhood—ideal for investors or builders. Years ago the third floor was previously rented, which featured a kitchen. Conveniently located to downtown Coraopolis, I-79, 376, Robinson Shopping, Fitness centers, RMU and PIT Airport.

Key facts

• 50-acre level lot
• Third floor kitchen
• Quiet neighborhood

Tags

• 50-ACRE LEVEL LOT
• THIRD FLOOR KITCHEN
• QUIET NEIGHBORHOOD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.3% vs local median 5.7% in Coraopolis — 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 80/100 on livability (#193 in PA, #1,621 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities B+.
• Cornell SD (suburban): math 16% / reading 39% proficiency, ranked #461 of 539 in PA (top 86%) — 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.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; solid renter incomes; 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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. 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.
4. 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.
5. 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: 3.20% ✓
• Cap rate: 28.34%
• Cash-on-cash: 78.74%
• DSCR: 4.50
• GRM: 2.6

CMA / ARV

• ARV (median comp): $215,113
• List price: $59,900
• Delta: -72.15%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Mccabe Ave	0.00mi	4/2.0	3,610 (0%)	1mo	$30,000	$8	99

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 80.1%
• Equity multiple: 4.73×
• Total profit: $62,617
• Equity at exit: $8,931

10-year hold

• IRR: 83.8%
• Equity multiple: 10.19×
• Total profit: $154,150
• Equity at exit: $5,179

Cash invested: $16,772 (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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,100

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 38%

Sensitivity live

Price	-10% $1,142	-5% $1,121	+0% $1,100	+5% $1,080	+10% $1,059
Rent	-10% $949	-5% $1,025	+0% $1,100	+5% $1,176	+10% $1,252
Rate	-1.0pp $1,131	-0.5pp $1,116	base $1,100	+0.5pp $1,085	+1.0pp $1,069

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Three-story home sold "as is" with contents included. The property's value lies in its . 50-acre level lot located in a quiet neighborhood—ideal for investors or builders. Years ago the third floor was previously rented, which featured a kitchen. Conveniently located to downtown Coraopolis, I-79, 376, Robinson Shopping, Fitness centers, RMU and PIT Airport.

2. 2026-04-22
   price $59,900 375-char remark

   Show marketing remark (375 chars)

   Three-story home sold "as is" with contents included. The property's value lies in its . 50-acre level lot located in a quiet neighborhood—ideal for investors or builders. Years ago the third floor was previously rented, which featured a kitchen. Conveniently located to downtown Coraopolis, I-79, 376, Robinson Shopping, Fitness centers, RMU and PIT Airport.

3. 2026-04-06
   listed $69,900 Active 375-char remark

   Show marketing remark (375 chars)

   Three-story home sold "as is" with contents included. The property's value lies in its . 50-acre level lot located in a quiet neighborhood—ideal for investors or builders. Years ago the third floor was previously rented, which featured a kitchen. Conveniently located to downtown Coraopolis, I-79, 376, Robinson Shopping, Fitness centers, RMU and PIT Airport.

ⓘ 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 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,004
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$1,743
• Taxable income: $13,028
• Est. tax owed @ 24.0%: −$3,127
• After-tax cash flow: $10,079/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: Cornell SD
• NCES district ID: 4206810
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $36,558
• Composite: 22.75/100
• National rank: #8032
• State rank: #461 of 539 in PA

Livability — Coraopolis

• Score: 80/100
• State rank: #193
• US rank: #1621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coraopolis, PA
• County: Allegheny County · 1,022,028 people
• City population: 42,799
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

-14.3% since first listed

3 events — show timeline

• 2026-05-04 Pending — West Penn MLS
• 2026-04-22 Price Changed $59,900 West Penn MLS
• 2026-04-06 Listed $69,900 West Penn MLS

Property tax history

-0.5%/yr

Latest (2026): $3,582 · +2.8% YoY. Source: county tax records.