219 W 9th Ave · West Homestead, PA 15120

$50,000

3 bd · 1.0 ba · 1,280 sqft · Condo public records · 184 Days on market

Built 1896 $39/sqft · 36% below area Est $85k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bath, 1,397 square foot home is being sold as-is along with the adjacent vacant lot. The property features a covered front porch and back patio and will require full renovation.

Key facts

• Covered front porch
• Full renovation
• Back patio

Tags

• COVERED FRONT PORCH
• BACK PATIO
• FULL RENOVATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#353 in PA, #3,104 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 93 active listings in the ZIP; 14 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 runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $50k implies a 492% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.91% ✓
• Cap rate: 25.53%
• Cash-on-cash: 68.70%
• DSCR: 4.06
• GRM: 2.9

CMA / ARV

• ARV (median comp): $84,709
• List price: $50,000
• Delta: -40.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 69.4%
• Equity multiple: 4.18×
• Total profit: $44,539
• Equity at exit: $7,455

10-year hold

• IRR: 73.7%
• Equity multiple: 8.94×
• Total profit: $111,190
• Equity at exit: $4,323

Cash invested: $14,000 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 93
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$262
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $802

Break-even live

Break-even rent $441

Max offer price $50,000

Occupancy floor 40%

Sensitivity live

Price	-10% $830	-5% $816	+0% $802	+5% $787	+10% $773
Rent	-10% $687	-5% $744	+0% $802	+5% $859	+10% $916
Rate	-1.0pp $827	-0.5pp $814	base $802	+0.5pp $789	+1.0pp $775

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	17d	1	0.23mi
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	17d	1	0.23mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	0.66mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	0.69mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	44d	1	0.71mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	1.08mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	1.08mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	24d	1	1.10mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	22d	1	1.15mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	4d	1	1.25mi
6581 Rosemoor St Pittsburgh, PA	3.0	2.5	1752	$2,800	$1.60	13d	1	1.37mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	44d	1	1.42mi
1001 Parkview Blvd Pittsburgh, PA	1.0–2.0	1.0–2.0	888	$2,750	$3.10	2d	1	1.43mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	44d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $50,000 Active 184 DOM
2. 2026-06-18
   days on market $50,000 Active 181 DOM
3. 2026-06-17
   days on market $50,000 Active 180 DOM
4. 2026-06-16
   days on market $50,000 Active 179 DOM
5. 2026-06-15
   days on market $50,000 Active 178 DOM
6. 2026-06-13
   days on market $50,000 Active 176 DOM
7. 2026-06-09
   days on market $50,000 Active 172 DOM
8. 2026-06-08
   days on market $50,000 Active 171 DOM
9. 2026-06-07
   days on market $50,000 Active 170 DOM
10. 2026-06-05
    days on market $50,000 Active 167 DOM
11. 2026-06-03
    days on market $50,000 Active 166 DOM
12. 2026-06-02
    days on market $50,000 Active 165 DOM
13. 2026-06-01
    days on market $50,000 Active 164 DOM
14. 2026-05-31
    days on market $50,000 Active 163 DOM
15. 2025-12-19
    listed $50,000 Active 195-char remark

    Show marketing remark (195 chars)

    This 3 bedroom, 1 bath, 1,397 square foot home is being sold as-is along with the adjacent vacant lot. The property features a covered front porch and back patio and will require full renovation.

16. 1986-09-10
    soldstatus $8,443

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $785 · $65/mo
• Expected delta: +$5/yr ($0/mo · 0.6%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,463
• − Mortgage interest: −$2,801
• − Property taxes: −$781
• − Insurance: −$250
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$1,455
• Taxable income: $9,383
• Est. tax owed @ 24.0%: −$2,252
• After-tax cash flow: $7,366/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — West Homestead

• Score: 77/100
• State rank: #353
• US rank: #3104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Homestead, PA
• County: Allegheny County · 1,022,028 people
• City population: 17,999
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+492.2% since first listed

2 events — show timeline

• 2025-12-19 Listed $50,000 West Penn MLS
• 1986-09-10 Sold (Public Records) $8,443 Public Records

Property tax history

+3.3%/yr

Latest (2025): $781 · +16.2% YoY. Source: county tax records.