102 N Main St · Sharpsburg, PA 15215

$90,000

4 bd · 4.0 ba · — sqft · MultiFamily · 121 Days on market

Built 1900 Poor condition 2,613 sqft 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 +6.9/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +1.0/5.0
• 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

Demolition has already begun and just waiting for someone to take advantage of the potential! Use the existing drawings or bring your own vision to it. The layout provides a strong starting point for a thoughtful redesign. The lot itself is a standout feature, offering ample space and 4 parking spots. 2 in a detached garage and 2 off street in the back. Located close to Rt 28 on ramp, walkable to local restuarants/bars, and minutes to Downtown.

Key facts

• Minutes to downtown
• Ample space
• 4 parking spots

Tags

• AMPLE SPACE
• 4 PARKING SPOTS
• DETACHED GARAGE
• WALKABLE TO LOCAL RESTAURANTS
• MINUTES TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 9.5% in Sharpsburg — 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 79/100 on livability (#248 in PA, #2,145 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, schools D-, employment D-.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 2.24% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.20%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $224,405
• List price: $90,000
• Delta: -59.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Church St	0.27mi	4/4.0	—	17mo	$376,300	—	60
907-909 Penn St	0.25mi	4/3.5	—	17mo	$273,000	—	60
41 High St	0.44mi	3/3.0 (-1)	—	16mo	$204,000	—	45
218 Clifton	0.52mi	4/2.0	—	21mo	$245,000	—	38

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 · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.91×
• Total profit: $22,840
• Equity at exit: $13,419

10-year hold

• IRR: 31.5%
• Equity multiple: 4.29×
• Total profit: $82,917
• Equity at exit: $7,782

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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $510

Break-even live

Break-even rent $1,370

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $572	-5% $541	+0% $510	+5% $479	+10% $448
Rent	-10% $351	-5% $430	+0% $510	+5% $589	+10% $669
Rate	-1.0pp $555	-0.5pp $533	base $510	+0.5pp $486	+1.0pp $463

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 8th St Sharpsburg, PA	4.0	2.0	2240	$2,100	$0.94	18d	1	0.19mi
61 Sycamore St Etna, PA	3.0	1.0	—	$1,350	—	5d	1	0.27mi
209 Mary St Sharpsburg, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	0.63mi
207 Mary St Sharpsburg, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	0.63mi
6026 Sawyer St Unit NA Pittsburgh, PA	3.0	2.0	2231	$2,500	$1.12	19d	1	0.70mi
14 Mary St Pittsburgh, PA	3.0	1.0	—	$2,000	—	5d	1	0.93mi
160 56th St Pittsburgh, PA	3.0	3.0	1737	$3,900	$2.25	19d	1	0.96mi
20 Beyrleye Ave Pittsburgh, PA	3.0	2.0	1100	$1,350	$1.23	24d	1	1.16mi
404 Reetz St Pittsburgh, PA	4.0	1.0	1500	$2,050	$1.37	17d	1	1.18mi

Listing history 14 events

1. 2026-06-18
   days on market $90,000 Active 121 DOM
2. 2026-06-17
   days on market $90,000 Active 120 DOM
3. 2026-06-16
   days on market $90,000 Active 119 DOM
4. 2026-06-15
   days on market $90,000 Active 118 DOM
5. 2026-06-13
   days on market $90,000 Active 116 DOM
6. 2026-06-09
   days on market $90,000 Active 112 DOM
7. 2026-06-08
   days on market $90,000 Active 111 DOM
8. 2026-06-07
   days on market $90,000 Active 110 DOM
9. 2026-06-03
   days on market $90,000 Active 106 DOM
10. 2026-06-02
    days on market $90,000 Active 105 DOM
11. 2026-06-01
    days on market $90,000 Active 104 DOM
12. 2026-05-31
    days on market $90,000 Active 103 DOM
13. 2026-02-17
    listed $90,000 Active 448-char remark

    Show marketing remark (449 chars)

    Demolition has already begun and just waiting for someone to take advantage of the potential! Use the existing drawings or bring your own vision to it. The layout provides a strong starting point for a thoughtful redesign. The lot itself is a standout feature, offering ample space and 4 parking spots. 2 in a detached garage and 2 off street in the back. Located close to Rt 28 on ramp, walkable to local restuarants/bars, and minutes to Downtown.

14. 2026-02-17
    listed $90,000 Active 449-char remark

    Show marketing remark (449 chars)

    Demolition has already begun and just waiting for someone to take advantage of the potential! Use the existing drawings or bring your own vision to it. The layout provides a strong starting point for a thoughtful redesign. The lot itself is a standout feature, offering ample space and 4 parking spots. 2 in a detached garage and 2 off street in the back. Located close to Rt 28 on ramp, walkable to local restuarants/bars, and minutes to Downtown.

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,184
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$5,975
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$2,618
• Taxable income: $5,330
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $4,838/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Severe damage and weathering
• Major Roof — Missing shingles
• Major Flooring — Damaged and uneven
• Major Interior walls — Significant wear and tear
• Major Bathrooms — In disrepair
• Major Kitchen — In disrepair
• Major HVAC system — Old and in need of repair

Value-add opportunities

• Both Exterior siding repair — Improves curb appeal and property value
• Both Roof repair — Fixes structural issues and enhances property value
• Both Flooring replacement — Enhances interior aesthetics and usability
• Both Interior wall repair and paint — Improves interior aesthetics and usability
• Both Bathroom renovation — Enhances functionality and aesthetics
• Both Kitchen renovation — Enhances functionality and aesthetics
• Both HVAC system replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe damage and weathering	Major	$15,000–50,000
Roof · Missing shingles	Major	$15,000–50,000
Flooring · Damaged and uneven	Major	$15,000–50,000
Interior walls · Significant wear and tear	Major	$15,000–50,000
Bathrooms · In disrepair	Major	$15,000–50,000
Kitchen · In disrepair	Major	$15,000–50,000
HVAC system · Old and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Exterior siding repair — Improves curb appeal and property value ↑
• Both Roof repair — Fixes structural issues and enhances property value ↑
• Both Flooring replacement — Enhances interior aesthetics and usability ↑
• Both Interior wall repair and paint — Improves interior aesthetics and usability ↑
• Both Bathroom renovation — Enhances functionality and aesthetics ↑
• Both Kitchen renovation — Enhances functionality and aesthetics ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Sharpsburg

• Score: 79/100
• State rank: #248
• US rank: #2145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpsburg, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,907
• Household income: $99,071
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 311.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 2% Chinese 2% Other Indo-European 2%

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: ▼ -171.68%
• Current HPI: 284.7359
• Rent YoY: ▲ 5.24%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-17 Listed $90,000 West Penn MLS
• 2026-02-17 Listed $90,000 West Penn MLS