805-807 Pittsburgh St · Lower Burrell, PA 15068

$169,900

4 bd · 2.0 ba · — sqft · MultiFamily · 163 Days on market

Fair condition 0.45 ac 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 +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

USE GPS

Key facts

• 0.45 acre lot
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive. Per door: $472/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#360 in PA, #3,154 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Burrell SD (suburban): math 38% / reading 53% proficiency, ranked #257 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• At $2,682/mo this rent would consume 51% of the median local household income ($63k/yr) (locally 967% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.58% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.83%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $111,537
• List price: $169,900
• Delta: 52.33%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617-619 Zane	0.05mi	5/2.0 (+1)	—	22mo	$32,000	—	62
401 Riverview Dr	0.69mi	4/3.0	—	20mo	$200,000	—	35

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 · 1.9% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $29,738
• Equity at exit: $25,333

10-year hold

• IRR: 23.6%
• Equity multiple: 2.93×
• Total profit: $91,746
• Equity at exit: $14,690

Cash invested: $47,572 (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 15068

• Home prices YoY: -12.2%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $945

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,062	-5% $1,003	+0% $945	+5% $886	+10% $827
Rent	-10% $733	-5% $839	+0% $945	+5% $1,051	+10% $1,157
Rate	-1.0pp $1,030	-0.5pp $988	base $945	+0.5pp $901	+1.0pp $856

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$2,682
Total (2 units)			$2,682

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1134 Strawn Ave New Kensington, PA	3.0	1.0	1084	$1,500	$1.38	44d	1	0.93mi
915 Evans St New Kensington, PA	3.0	2.0	1152	$1,295	$1.12	44d	1	1.06mi
331-337 4th Ave Unit 335 New Kensington, PA	3.0	1.0	—	$1,225	—	2d	1	1.11mi
614 Constitution Blvd New Kensington, PA	3.0	1.0	—	$900	—	44d	1	1.22mi
333 Charles Ave Unit 1 New Kensington, PA	3.0	1.0	—	$1,295	—	44d	1	1.40mi
427 Freeport Rd New Kensington, PA	3.0	2.0	—	$1,100	—	3d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $169,900 Active 163 DOM
2. 2026-06-17
   days on market $169,900 Active 162 DOM
3. 2026-06-16
   days on market $169,900 Active 161 DOM
4. 2026-06-15
   days on market $169,900 Active 160 DOM
5. 2026-06-13
   days on market $169,900 Active 158 DOM
6. 2026-06-09
   days on market $169,900 Active 154 DOM
7. 2026-06-08
   days on market $169,900 Active 153 DOM
8. 2026-06-07
   days on market $169,900 Active 152 DOM
9. 2026-06-03
   days on market $169,900 Active 148 DOM
10. 2026-06-02
    days on market $169,900 Active 147 DOM
11. 2026-06-01
    days on market $169,900 Active 146 DOM
12. 2026-05-31
    days on market $169,900 Active 145 DOM
13. 2025-12-25
    listed $169,900 Active 8-char remark

    Show marketing remark (8 chars)

    USE GPS

14. 2023-08-17
    historical

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°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: $32,184
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$4,943
• Taxable income: $9,177
• Est. tax owed @ 24.0%: −$2,202
• After-tax cash flow: $9,133/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 · 6 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, including roof repair, exterior painting, and awning replacement, to improve its condition and value.

Repairs flagged

• Major roof — Potential ice dam
• Major exterior siding — Weathered and possibly damaged
• Major awning — Old and worn

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and value
• Both Roof repair — Critical for structural integrity and value
• Both Awning replacement — Improves aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Potential ice dam	Major	$15,000–50,000
exterior siding · Weathered and possibly damaged	Major	$15,000–50,000
awning · Old and worn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and value ↑
• Both Roof repair — Critical for structural integrity and value ↑
• Both Awning replacement — Improves aesthetics and functionality ↑

ⓘ 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: Burrell SD
• NCES district ID: 4204530
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $54,228
• Composite: 39.4/100
• National rank: #3970
• State rank: #257 of 539 in PA

Livability — Lower Burrell

• Score: 77/100
• State rank: #360
• US rank: #3154

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: Lower Burrell, PA
• County: Westmoreland County · 183,777 people
• City population: 36,068
• Metro: Pittsburgh, PA
• Population (ZIP): 36,203
• Household income: $63,426
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 967.0

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Subsaharan African 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 0%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.50%
• Current HPI: 305.926
• Rent YoY: ▲ 1.90%
• 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

2 events — show timeline

• 2025-12-25 Listed $169,900 West Penn MLS
• 2023-08-17 Rental Removed — APPFOLIO