1816 New York Ave · Port Vue, PA 15133

$89,900

2 bd · 2.0 ba · 913 sqft · SingleFamily public records · 64 Days on market

Built 1933 2,613 sqft lot $98/sqft · 7% below area Est $96k · 7% under

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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 +24.0/30.0
• ARV discount +10.5/15.0
• DSCR +7.7/10.0
• Appreciation +7.3/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into this one-of-a-kind home filled with charm and character, designed for comfort and style you won’t find anywhere else! The heart of the home showcases a stunning wood-beamed ceiling in the kitchen and dining area, creating a warm, inviting space for everyday living. The large living room is filled with natural light and opens to a huge, enclosed porch — the perfect place to relax and take in peaceful views overlooking the valley. Downstairs, the finished basement offers even more living space with French doors leading out to a covered rear porch and backyard. Added bonus of a shed for extra storage. If you’ve been searching for a home with personality and features that truly stand out, this is one you won't want to miss.

Key facts

• Extra storage
• French doors
• Finished basement

Tags

• WOOD BEAMED CEILING
• ENCLOSED PORCH
• FINISHED BASEMENT
• FRENCH DOORS
• COVERED REAR PORCH
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#545 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 17% 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 ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $90k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — 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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (median comp): $96,421
• List price: $89,900
• Delta: -6.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Dersam St	0.35mi	2/1.0	909 (-0%)	5mo	$87,500	$96	75
1706 Romine	0.16mi	2/2.0	820 (-10%)	17mo	$100,000	$122	61
1310 Beverly	0.64mi	2/1.0	910 (-0%)	5mo	$82,000	$90	61
1375 Washington Blvd	0.69mi	2/1.0	945 (+4%)	2mo	$93,500	$99	56
1334 Beverly Rd	0.53mi	2/1.0	936 (+2%)	15mo	$45,000	$48	55
602 Liberty Way	0.23mi	2/1.0	836 (-8%)	21mo	$32,000	$38	54
2417 Latrobe St	0.47mi	2/2.0	875 (-4%)	23mo	$116,300	$133	52
224 Dersam St	0.54mi	2/1.0	900 (-1%)	20mo	$65,000	$72	52
605 Hays St	0.58mi	2/1.0	980 (+7%)	13mo	$122,000	$124	46
207 Dersam St	0.61mi	3/1.0 (+1)	875 (-4%)	14mo	$80,000	$91	44
1013 Glenn Ave	0.39mi	1/1.0 (-1)	853 (-7%)	23mo	$165,000	$193	43
404 Pasadena Dr	0.39mi	3/1.0 (+1)	1,018 (+12%)	13mo	$110,500	$109	43

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: 19.0%
• Equity multiple: 2.17×
• Total profit: $29,466
• Equity at exit: $48,359

10-year hold

• IRR: 19.2%
• Equity multiple: 4.20×
• Total profit: $80,619
• Equity at exit: $81,398

Cash invested: $25,172 (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: 7.8×

Monthly cashflow live

• Estimated rent: $960 high
• Mortgage (P&I): −$471
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $176

Break-even live

Break-even rent $737

Max offer price $89,900

Occupancy floor 77%

Sensitivity live

Price	-10% $227	-5% $201	+0% $176	+5% $150	+10% $125
Rent	-10% $100	-5% $138	+0% $176	+5% $214	+10% $251
Rate	-1.0pp $221	-0.5pp $198	base $176	+0.5pp $152	+1.0pp $129

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	44d	1	0.24mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	44d	1	0.80mi
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	24d	1	0.83mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	44d	1	1.07mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	1.10mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	44d	1	1.11mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	1.11mi
2860 Washington Blvd Unit 3 McKeesport, PA	1.0	1.0	600	$799	$1.33	44d	1	1.12mi
2860 Washington Blvd Unit 5 McKeesport, PA	1.0	1.0	600	$799	$1.33	24d	1	1.12mi
308 Marie St Glassport, PA	2.0	1.0	850	$925	$1.09	17d	1	1.25mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	44d	1	1.41mi
812 Indiana Ave Unit 1 Glassport, PA	1.0	1.0	800	$695	$0.87	24d	1	1.49mi
526 Ohio Ave Unit 3 Glassport, PA	2.0	1.0	800	$900	$1.12	44d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $89,900 Active 64 DOM
2. 2026-06-17
   days on market $89,900 Active 63 DOM
3. 2026-06-16
   days on market $89,900 Active 62 DOM
4. 2026-06-15
   days on market $89,900 Active 61 DOM
5. 2026-06-13
   days on market $89,900 Active 59 DOM
6. 2026-06-13
   days on market $89,900 Active 58 DOM
7. 2026-06-09
   days on market $89,900 Active 55 DOM
8. 2026-06-08
   days on market $89,900 Active 54 DOM
9. 2026-06-07
   days on market $89,900 Active 53 DOM
10. 2026-06-05
    days on market $89,900 Active 50 DOM
11. 2026-06-03
    days on market $89,900 Active 49 DOM
12. 2026-06-02
    days on market $89,900 Active 48 DOM
13. 2026-06-01
    days on market $89,900 Active 47 DOM
14. 2026-05-31
    days on market $89,900 Active 46 DOM
15. 2026-05-01
    price $89,900 761-char remark

    Show marketing remark (761 chars)

    Step into this one-of-a-kind home filled with charm and character, designed for comfort and style you won’t find anywhere else! The heart of the home showcases a stunning wood-beamed ceiling in the kitchen and dining area, creating a warm, inviting space for everyday living. The large living room is filled with natural light and opens to a huge, enclosed porch — the perfect place to relax and take in peaceful views overlooking the valley. Downstairs, the finished basement offers even more living space with French doors leading out to a covered rear porch and backyard. Added bonus of a shed for extra storage. If you’ve been searching for a home with personality and features that truly stand out, this is one you won't want to miss.

16. 2026-04-15
    listed $96,705 Active 761-char remark

    Show marketing remark (761 chars)

    Step into this one-of-a-kind home filled with charm and character, designed for comfort and style you won’t find anywhere else! The heart of the home showcases a stunning wood-beamed ceiling in the kitchen and dining area, creating a warm, inviting space for everyday living. The large living room is filled with natural light and opens to a huge, enclosed porch — the perfect place to relax and take in peaceful views overlooking the valley. Downstairs, the finished basement offers even more living space with French doors leading out to a covered rear porch and backyard. Added bonus of a shed for extra storage. If you’ve been searching for a home with personality and features that truly stand out, this is one you won't want to miss.

17. 2005-04-15
    soldstatus $31,950 122-char remark

    Show marketing remark (122 chars)

    REMODELED HOME-FAM. RM. & GAMERM. -2 FULL BATHS-1 OFF GAMERM. -NEWER MECHANICS-VERY LITTLE TO DO-ADD FINISHING TOUCHES

18. 2005-01-03
    listed $35,900 122-char remark

    Show marketing remark (122 chars)

    REMODELED HOME-FAM. RM. & GAMERM. -2 FULL BATHS-1 OFF GAMERM. -NEWER MECHANICS-VERY LITTLE TO DO-ADD FINISHING TOUCHES

19. 1989-12-26
    soldstatus $11,000

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$269/yr (+$22/mo · 30.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,514
• − Mortgage interest: −$5,036
• − Property taxes: −$882
• − Insurance: −$450
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,615
• Taxable income: $689
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $1,942/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 — Port Vue

• Score: 73/100
• State rank: #545
• US rank: #5090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Vue, PA
• County: Allegheny County · 1,022,028 people
• 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

+717.3% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $89,900 West Penn MLS
• 2026-04-15 Listed $96,705 West Penn MLS
• 2005-04-15 Sold (MLS) $31,950 West Penn MLS
• 2005-01-03 Listed $35,900 West Penn MLS
• 1989-12-26 Sold (Public Records) $11,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $882 · +6.0% YoY. Source: county tax records.