132 Fairview Ave · Chalfant, PA 15112

$95,000

4 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 328 Days on market

Built 1930 5,131 sqft lot Est $135k · 30% under

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Why this score? — see what drove the A- 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
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

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

Newly Vacant! Must See! Investor Special! Solid frame single family residence conveniently located in the heart of Chalfant! Perfect for an investor looking for a great rental with appreciation potential! Amazing location! Renovated a few years back a tenant was placed and the residence has been professionally managed since. Add some cosmetic upgrades and maximize rents! Main Floor: Entry, Living Room, Dining Room, Kitchen, Half Bath, and Laundry. 2nd Floor: 3 Bedrooms (plus spare room) and a Full Bath. 3rd Floor: 2 Bedrooms. Full basement for Storage. Nice sized covered front deck and rear porch for your morning coffee. Decent sized rear yard for cookouts! 1 Gas, 1 Water, and 1 Electric Meter. 1 H2O tank, 1 Electric Panel, and 1 Furnace in basement. Could serve as a very nice rental grade home for a tenant, a fix and flip, or owner occupant looking to create the space of their dreams. With a vision, anything is possible here! This is a rare find, ideal for any investment portfolio!

Key facts

• Living room
• Cosmetic upgrades
• Heart of chalfant

Tags

• SINGLE FAMILY RESIDENCE
• HEART OF CHALFANT
• PROFESSIONALLY MANAGED
• COSMETIC UPGRADES
• MAIN FLOOR
• LIVING ROOM

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$135,313) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#210 in PA, #1,858 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $906 appreciation (0.9% local appreciation)).
• At projected returns (0.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.
• Current owner paid $31k; list at $95k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 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 1930 — 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. 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 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: 1.69% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.21%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $135,313
• List price: $95,000
• Delta: -29.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.61×
• Total profit: $42,802
• Equity at exit: $32,203

10-year hold

• IRR: 33.9%
• Equity multiple: 5.06×
• Total profit: $107,961
• Equity at exit: $42,620

Cash invested: $26,600 (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 15112

• Home prices YoY: 0.5%
• Active inventory: 14
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$498
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $647

Break-even live

Break-even rent $790

Max offer price $95,000

Occupancy floor 55%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	12d	1	0.42mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	44d	1	0.74mi
530 Main St Unit 530 East Pittsburgh, PA	4.0	2.0	1578	$1,133	$0.72	44d	1	0.85mi
504 Center St Unit 1546027P East Pittsburgh, PA	5.0	2.0	1991	$3,742	$1.88	15d	1	0.85mi
101 Center St East Pittsburgh, PA	3.0	1.0	1500	$1,505	$1.00	11d	1	0.87mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	0.88mi
521 Bessemer Ave East Pittsburgh, PA	5.0	1.0	1704	$1,349	$0.79	24d	1	0.88mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	4d	1	1.07mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	44d	1	1.14mi
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	8d	1	1.41mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	1.43mi
1607 Girard Ave North Versailles, PA	3.0	2.0	1400	$1,595	$1.14	24d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $95,000 Active 328 DOM
2. 2026-06-17
   days on market $95,000 Active 327 DOM
3. 2026-06-16
   days on market $95,000 Active 326 DOM
4. 2026-06-15
   days on market $95,000 Active 325 DOM
5. 2026-06-13
   days on market $95,000 Active 323 DOM
6. 2026-06-09
   days on market $95,000 Active 319 DOM
7. 2026-06-08
   days on market $95,000 Active 318 DOM
8. 2026-06-07
   days on market $95,000 Active 317 DOM
9. 2026-06-05
   days on market $95,000 Active 314 DOM
10. 2026-06-03
    days on market $95,000 Active 313 DOM
11. 2026-06-02
    days on market $95,000 Active 312 DOM
12. 2026-06-01
    days on market $95,000 Active 311 DOM
13. 2026-05-31
    days on market $95,000 Active 310 DOM
14. 2026-03-01
    price $95,000 997-char remark

    Show marketing remark (997 chars)

    Newly Vacant! Must See! Investor Special! Solid frame single family residence conveniently located in the heart of Chalfant! Perfect for an investor looking for a great rental with appreciation potential! Amazing location! Renovated a few years back a tenant was placed and the residence has been professionally managed since. Add some cosmetic upgrades and maximize rents! Main Floor: Entry, Living Room, Dining Room, Kitchen, Half Bath, and Laundry. 2nd Floor: 3 Bedrooms (plus spare room) and a Full Bath. 3rd Floor: 2 Bedrooms. Full basement for Storage. Nice sized covered front deck and rear porch for your morning coffee. Decent sized rear yard for cookouts! 1 Gas, 1 Water, and 1 Electric Meter. 1 H2O tank, 1 Electric Panel, and 1 Furnace in basement. Could serve as a very nice rental grade home for a tenant, a fix and flip, or owner occupant looking to create the space of their dreams. With a vision, anything is possible here! This is a rare find, ideal for any investment portfolio!

15. 2025-09-23
    price $98,000 997-char remark

    Show marketing remark (997 chars)

    Newly Vacant! Must See! Investor Special! Solid frame single family residence conveniently located in the heart of Chalfant! Perfect for an investor looking for a great rental with appreciation potential! Amazing location! Renovated a few years back a tenant was placed and the residence has been professionally managed since. Add some cosmetic upgrades and maximize rents! Main Floor: Entry, Living Room, Dining Room, Kitchen, Half Bath, and Laundry. 2nd Floor: 3 Bedrooms (plus spare room) and a Full Bath. 3rd Floor: 2 Bedrooms. Full basement for Storage. Nice sized covered front deck and rear porch for your morning coffee. Decent sized rear yard for cookouts! 1 Gas, 1 Water, and 1 Electric Meter. 1 H2O tank, 1 Electric Panel, and 1 Furnace in basement. Could serve as a very nice rental grade home for a tenant, a fix and flip, or owner occupant looking to create the space of their dreams. With a vision, anything is possible here! This is a rare find, ideal for any investment portfolio!

16. 2025-07-25
    listed $99,900 Active 997-char remark

    Show marketing remark (997 chars)

    Newly Vacant! Must See! Investor Special! Solid frame single family residence conveniently located in the heart of Chalfant! Perfect for an investor looking for a great rental with appreciation potential! Amazing location! Renovated a few years back a tenant was placed and the residence has been professionally managed since. Add some cosmetic upgrades and maximize rents! Main Floor: Entry, Living Room, Dining Room, Kitchen, Half Bath, and Laundry. 2nd Floor: 3 Bedrooms (plus spare room) and a Full Bath. 3rd Floor: 2 Bedrooms. Full basement for Storage. Nice sized covered front deck and rear porch for your morning coffee. Decent sized rear yard for cookouts! 1 Gas, 1 Water, and 1 Electric Meter. 1 H2O tank, 1 Electric Panel, and 1 Furnace in basement. Could serve as a very nice rental grade home for a tenant, a fix and flip, or owner occupant looking to create the space of their dreams. With a vision, anything is possible here! This is a rare find, ideal for any investment portfolio!

17. 2019-06-06
    soldstatus $31,250
18. 2019-06-04
    soldstatus $31,250 Sold 578-char remark

    Show marketing remark (578 chars)

    Great investment opportunity. Currently set up as a large single family but could be duplex. Four bedrooms on the second floor but two of the bedrooms are captive. Large walk up attic with two more bedrooms - attic is captive off the one bedroom. There are SIX BEDROOMS but captive floor plans. Great rental income. Very large flexible floor plan. Full basement with separate entrance. Basement -Ideal to use for storage or it could be converted to another small apartment. Nice double lot. First floor laundry hook ups. Updated furnace, windows, hot water tank and breaker box.

19. 2019-05-10
    historical Contingent 578-char remark

    Show marketing remark (578 chars)

    Great investment opportunity. Currently set up as a large single family but could be duplex. Four bedrooms on the second floor but two of the bedrooms are captive. Large walk up attic with two more bedrooms - attic is captive off the one bedroom. There are SIX BEDROOMS but captive floor plans. Great rental income. Very large flexible floor plan. Full basement with separate entrance. Basement -Ideal to use for storage or it could be converted to another small apartment. Nice double lot. First floor laundry hook ups. Updated furnace, windows, hot water tank and breaker box.

20. 2019-04-03
    listed $32,900 Active 578-char remark

    Show marketing remark (578 chars)

    Great investment opportunity. Currently set up as a large single family but could be duplex. Four bedrooms on the second floor but two of the bedrooms are captive. Large walk up attic with two more bedrooms - attic is captive off the one bedroom. There are SIX BEDROOMS but captive floor plans. Great rental income. Very large flexible floor plan. Full basement with separate entrance. Basement -Ideal to use for storage or it could be converted to another small apartment. Nice double lot. First floor laundry hook ups. Updated furnace, windows, hot water tank and breaker box.

21. 2008-04-11
    soldstatus $19,000
22. 2007-06-08
    listed $27,500

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$233/yr (+$19/mo · 22.5%)

ⓘ 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 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,314
• − Mortgage interest: −$5,321
• − Property taxes: −$1,036
• − Insurance: −$475
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$2,764
• Taxable income: $6,628
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $6,178/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Chalfant

• Score: 80/100
• State rank: #210
• US rank: #1858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chalfant, PA
• Population (ZIP): 3,345

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% 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: ▲ 0.95%
• Current HPI: 176.5537
• 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

+245.5% since first listed

9 events — show timeline

• 2026-03-01 Price Changed $95,000 West Penn MLS
• 2025-09-23 Price Changed $98,000 West Penn MLS
• 2025-07-25 Listed $99,900 West Penn MLS
• 2019-06-06 Sold (Public Records) $31,250 Public Records
• 2019-06-04 Sold (MLS) $31,250 West Penn MLS
• 2019-05-10 Contingent — West Penn MLS
• 2019-04-03 Listed $32,900 West Penn MLS
• 2008-04-11 Sold (MLS) $19,000 West Penn MLS
• 2007-06-08 Listed $27,500 West Penn MLS

Property tax history

-4.5%/yr

Latest (2026): $1,036 · +3.2% YoY. Source: county tax records.