1010 Brackenridge Ave · Brackenridge, PA 15014

$124,900

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 49 Days on market

Built 1910 5,841 sqft lot Est $114k · 9% over

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Why this score? — see what drove the C- 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 +17.9/30.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled 2 bed, 2 bath home in the heart of Brackenridge. Eat in kitchen, full bath, laundry, and large living room on main level. 2 bedrooms, full bath on upper level. Beautiful front porch and large back yard complete this charmer. Buyers are responsible for verifying any information pertaining to their decision making. Taxes taken from Realist, and room sizes are estimated. Nothing to do here but move right in.

Key facts

• Flat backyard
• New appliances
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• NEW APPLIANCES
• DEDICATED DINING ROOM
• FLAT BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $50 ($597/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#510 in PA, #4,660 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, commute A; Watch: schools D, employment D, amenities F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.04% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $114,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Brackenridge Ave	0.00mi	2/2.0	1,012 (0%)	1mo	$120,000	$119	95
1010 8th Ave	0.28mi	2/2.0	990 (-2%)	7mo	$118,000	$119	74
1245 Argonne Dr	0.47mi	2/1.5	1,019 (+1%)	16mo	$48,654	$48	62
1060 Pacific Ave	0.53mi	2/1.5	928 (-8%)	0mo	$180,000	$194	60
807 Hazlett Ave	0.42mi	2/1.0	1,136 (+12%)	6mo	$15,000	$13	55
923 Fentzel	0.67mi	2/1.5	976 (-4%)	11mo	$110,000	$113	52
1264 8th Ave	0.53mi	2/1.5	1,152 (+14%)	3mo	$123,500	$107	48
1209 Union Ave	0.72mi	2/1.0	1,082 (+7%)	9mo	$132,000	$122	47
1275 11th Ave	0.69mi	3/2.0 (+1)	1,068 (+6%)	7mo	$155,000	$145	44
612 Roup St	0.66mi	2/1.0	1,140 (+13%)	8mo	$31,000	$27	42
606 E 8th Ave	0.58mi	2/1.0	1,146 (+13%)	19mo	$105,000	$92	35
617 E 8th Ave	0.58mi	3/1.0 (+1)	1,160 (+15%)	16mo	$68,000	$59	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $71,280
• Equity at exit: $112,520

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $207,594
• Equity at exit: $242,653

Cash invested: $34,972 (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 15014

• Home prices YoY: 10.8%
• Active inventory: 10
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$655
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $50

Break-even live

Break-even rent $1,235

Max offer price $124,900

Occupancy floor 91%

Sensitivity live

Price	-10% $120	-5% $85	+0% $50	+5% $14	+10% $-21
Rent	-10% $-53	-5% $-2	+0% $50	+5% $101	+10% $152
Rate	-1.0pp $113	-0.5pp $81	base $50	+0.5pp $17	+1.0pp $-16

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	15d	1	0.16mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	44d	1	0.25mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	2d	1	0.25mi
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	2d	1	0.39mi
728 9th Ave Brackenridge, PA	1.0	1.0	1050	$900	$0.86	22d	1	0.49mi
1127 Highland St Unit 2 Tarentum, PA	1.0	1.0	700	$800	$1.14	24d	1	0.83mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	2d	1	0.92mi
236 Wayne St New Kensington, PA	2.0	1.0	750	$900	$1.20	2d	1	1.00mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	2d	1	1.38mi

Listing history 25 events

1. 2026-04-22
   status Pending
2. 2026-03-14
   historical Contingent
3. 2026-03-03
   listed $124,900 Active
4. 2025-11-18
   historical Contingent
5. 2025-11-17
   listed $80,347 Active
6. 2024-11-07
   soldstatus $127,500
7. 2024-11-02
   status Pending 429-char remark

   Show marketing remark (429 chars)

   Completely remodeled 2 bed, 2 bath home in the heart of Brackenridge. Eat in kitchen, full bath, laundry, and large living room on main level. 2 bedrooms, full bath on upper level. Beautiful front porch and large back yard complete this charmer. Buyers are responsible for verifying any information pertaining to their decision making. Taxes taken from Realist, and room sizes are estimated. Nothing to do here but move right in.

8. 2024-10-31
   soldstatus $127,500 Closed 429-char remark

   Show marketing remark (429 chars)

   Completely remodeled 2 bed, 2 bath home in the heart of Brackenridge. Eat in kitchen, full bath, laundry, and large living room on main level. 2 bedrooms, full bath on upper level. Beautiful front porch and large back yard complete this charmer. Buyers are responsible for verifying any information pertaining to their decision making. Taxes taken from Realist, and room sizes are estimated. Nothing to do here but move right in.

9. 2024-09-10
   historical Contingent 429-char remark

   Show marketing remark (429 chars)

   Completely remodeled 2 bed, 2 bath home in the heart of Brackenridge. Eat in kitchen, full bath, laundry, and large living room on main level. 2 bedrooms, full bath on upper level. Beautiful front porch and large back yard complete this charmer. Buyers are responsible for verifying any information pertaining to their decision making. Taxes taken from Realist, and room sizes are estimated. Nothing to do here but move right in.

10. 2024-08-28
    listed $129,900 Active 429-char remark

    Show marketing remark (429 chars)

    Completely remodeled 2 bed, 2 bath home in the heart of Brackenridge. Eat in kitchen, full bath, laundry, and large living room on main level. 2 bedrooms, full bath on upper level. Beautiful front porch and large back yard complete this charmer. Buyers are responsible for verifying any information pertaining to their decision making. Taxes taken from Realist, and room sizes are estimated. Nothing to do here but move right in.

11. 2024-08-27
    historical Expired
12. 2024-07-28
    price $129,900
13. 2024-07-18
    price $134,900
14. 2024-07-02
    listed $138,900 Active
15. 2023-11-28
    soldstatus $38,000
16. 2023-11-27
    soldstatus $38,000 Closed
17. 2023-11-04
    status Pending
18. 2023-10-09
    listed $55,000 Active
19. 2016-12-20
    soldstatus $24,500
20. 2016-12-16
    price $24,500
21. 2016-12-16
    soldstatus $24,500 Sold
22. 2016-12-16
    price $25,900
23. 2016-10-29
    historical Contingent
24. 2016-10-18
    price $25,900
25. 2016-08-27
    listed $28,900 Active

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,579
• − Mortgage interest: −$6,996
• − Property taxes: −$2,560
• − Insurance: −$1,291
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,633
• Taxable loss: −$1,394
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $931/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Brackenridge

• Score: 74/100
• State rank: #510
• US rank: #4660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brackenridge, PA
• City population: 3,109
• Population (ZIP): 3,109

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 (89%)
• Race & ethnicity: White 89% Black 6% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 2% 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: ▲ 21.92%
• Current HPI: 224.4654
• 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

+332.2% since first listed

25 events — show timeline

• 2026-04-22 Pending — West Penn MLS
• 2026-03-14 Contingent — West Penn MLS
• 2026-03-03 Listed $124,900 West Penn MLS
• 2025-11-18 Contingent — West Penn MLS
• 2025-11-17 Listed $80,347 West Penn MLS
• 2024-11-07 Sold (Public Records) $127,500 Public Records
• 2024-11-02 Pending — West Penn MLS
• 2024-10-31 Sold (MLS) $127,500 West Penn MLS
• 2024-09-10 Contingent — West Penn MLS
• 2024-08-28 Listed $129,900 West Penn MLS
• 2024-08-27 Delisted — West Penn MLS
• 2024-07-28 Price Changed $129,900 West Penn MLS
• 2024-07-18 Price Changed $134,900 West Penn MLS
• 2024-07-02 Listed $138,900 West Penn MLS
• 2023-11-28 Sold (Public Records) $38,000 Public Records
• 2023-11-27 Sold (MLS) $38,000 West Penn MLS
• 2023-11-04 Pending — West Penn MLS
• 2023-10-09 Listed $55,000 West Penn MLS
• 2016-12-20 Sold (Public Records) $24,500 Public Records
• 2016-12-16 Price Changed $24,500 West Penn MLS
• 2016-12-16 Price Changed $25,900 West Penn MLS
• 2016-12-16 Sold (MLS) $24,500 West Penn MLS
• 2016-10-29 Contingent — West Penn MLS
• 2016-10-18 Price Changed $25,900 West Penn MLS
• 2016-08-27 Listed $28,900 West Penn MLS

Property tax history

+9.5%/yr

Latest (2026): $2,560 · +591.5% YoY. Source: county tax records.