118 Delrose Dr · Liberty, PA 15133

$90,000

1 bd · 1.0 ba · 702 sqft · SingleFamily public records · 73 Days on market

Built 1952 8,759 sqft lot $128/sqft · 25% below area Est $120k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Appreciation +7.3/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention Investors! Turnkey Rental Property. Long-term Tenant occupied. Please do not disturb occupant, appointment required. 1 BR, 1 Bath with 1 car garage. Central heat & A/C, washer, dryer, stove, refrigerator. New Light fixtures & new deck updates. Start your rental portfolio today.

Key facts

• Central heat
• A/c
• Dryer

Tags

• TURNKEY RENTAL PROPERTY
• LONG-TERM TENANT OCCUPIED
• CENTRAL HEAT
• A/C
• WASHER
• DRYER

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$119,638) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (9.0% below list).
• Recommended offer: $78k (13.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 3 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 is only 15% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,191 (13.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 9.2

CMA / ARV

• ARV (median comp): $119,638
• List price: $90,000
• Delta: -24.77%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2811 F St	0.45mi	2/1.0 (+1)	672 (-4%)	20mo	$25,000	$37	50

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.56×
• Total profit: $14,122
• Equity at exit: $48,413

10-year hold

• IRR: 10.8%
• Equity multiple: 2.89×
• Total profit: $47,736
• Equity at exit: $81,489

Cash invested: $25,200 (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 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $819 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $-67

Break-even live

Break-even rent $904

Max offer price $78,191

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-41	+0% $-67	+5% $-92	+10% $-118
Rent	-10% $-132	-5% $-99	+0% $-67	+5% $-34	+10% $-2
Rate	-1.0pp $-22	-0.5pp $-44	base $-67	+0.5pp $-90	+1.0pp $-114

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2860 Washington Blvd Unit 5 McKeesport, PA	1.0	1.0	600	$799	$1.33	25d	1	0.30mi
2860 Washington Blvd Unit 3 McKeesport, PA	1.0	1.0	600	$799	$1.33	45d	1	0.30mi
313 San Juan Dr McKeesport, PA	1.0	1.0	520	$775	$1.49	25d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $90,000 Active 73 DOM
2. 2026-06-18
   days on market $90,000 Active 70 DOM
3. 2026-06-17
   days on market $90,000 Active 69 DOM
4. 2026-06-16
   days on market $90,000 Active 68 DOM
5. 2026-06-15
   days on market $90,000 Active 67 DOM
6. 2026-06-13
   days on market $90,000 Active 65 DOM
7. 2026-06-13
   days on market $90,000 Active 64 DOM
8. 2026-06-09
   days on market $90,000 Active 61 DOM
9. 2026-06-08
   days on market $90,000 Active 60 DOM
10. 2026-06-07
    days on market $90,000 Active 59 DOM
11. 2026-06-05
    days on market $90,000 Active 56 DOM
12. 2026-06-03
    days on market $90,000 Active 55 DOM
13. 2026-06-02
    days on market $90,000 Active 54 DOM
14. 2026-06-01
    days on market $90,000 Active 53 DOM
15. 2026-05-31
    days on market $90,000 Active 52 DOM
16. 2026-04-09
    listed $90,000 Active 301-char remark

    Show marketing remark (301 chars)

    Attention Investors! Turnkey Rental Property. Long-term Tenant occupied. Please do not disturb occupant, appointment required. 1 BR, 1 Bath with 1 car garage. Central heat & A/C, washer, dryer, stove, refrigerator. New Light fixtures & new deck updates. Start your rental portfolio today.

17. 2009-08-20
    soldstatus $25,000

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $2,456 · $205/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 ≥97°F today · 18 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: $9,832
• − Mortgage interest: −$5,041
• − Property taxes: −$2,456
• − Insurance: −$450
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,618
• Taxable loss: −$2,307
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $-249/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 Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

Livability — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,139
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 94.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 4.52%
• Current HPI: 214.5922
• Rent YoY: —
• 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

+260.0% since first listed

2 events — show timeline

• 2026-04-09 Listed $90,000 West Penn MLS
• 2009-08-20 Sold (Public Records) $25,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $2,456 · +6.0% YoY. Source: county tax records.