603 Farnsworth Ave · Clairton, PA 15025

$85,000

2 bd · 1.0 ba · 896 sqft · Condo public records · 252 Days on market

Built 1920 $95/sqft · 27% above area Est $67k · 27% 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brick home features 2 bedrooms and 1 full bath, situated on a corner lot. The property offers a covered front porch, a flat yard, and ample street parking. Inside, you’ll find a spacious eat-in kitchen with a stove and refrigerator included. Both bedrooms and the full bath are located upstairs. The basement includes an unfinished half bath that could be completed for added functionality. The property is currently tenant occupied and provides a solid cash-flow opportunity.

Key facts

• Covered front porch
• Unfinished half bath
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• FLAT YARD
• SPACIOUS EAT-IN KITCHEN
• UNFINISHED HALF BATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,308 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D+, schools F.
• Clairton City SD (suburban): math 7% / reading 21% proficiency, ranked #520 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 18% of the median local income ($77k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1920 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.99%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $66,999
• List price: $85,000
• Delta: 26.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.47×
• Total profit: $11,132
• Equity at exit: $12,674

10-year hold

• IRR: 23.9%
• Equity multiple: 3.57×
• Total profit: $61,249
• Equity at exit: $7,349

Cash invested: $23,800 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$446
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $297

Break-even live

Break-even rent $750

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	4d	1	0.03mi
618 Farnsworth Ave Clairton, PA	2.0	1.0	896	$1,050	$1.17	43d	1	0.07mi
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	10d	1	0.21mi
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	1d	1	0.21mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	43d	1	0.23mi
927 Vankirk St Clairton, PA	2.0	1.0	840	$1,150	$1.37	12d	1	0.26mi
929 Vankirk St Unit 1 Clairton, PA	2.0	1.5	810	$1,050	$1.30	43d	1	0.26mi
505 Wylie Ave Clairton, PA	2.0	1.0	791	$1,500	$1.90	1d	1	0.40mi
422 Mitchell Ave Rear Rear Clairton, PA	1.0	1.0	900	$975	$1.08	17d	1	0.44mi
446 Waddell Ave Unit 446 1/2 Clairton, PA	1.0	1.0	900	$595	$0.66	43d	1	0.61mi
701-703 Waddell Ave Clairton, PA	1.0	1.0	700	$900	$1.29	23d	1	0.67mi
540 Reed St Unit 1 Clairton, PA	1.0	1.0	528	$799	$1.51	43d	1	0.71mi
1347 High Rd Clairton, PA	2.0	1.0	870	$1,250	$1.44	43d	1	0.79mi
2140 Lincoln Blvd Elizabeth, PA	2.0	1.0	968	$790	$0.82	43d	1	0.94mi
168 Center Ave Unit 1 left) Elizabeth, PA	2.0	1.0	950	$895	$0.94	23d	1	1.18mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	43d	1	1.43mi

HOA detail condo

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

Listing history 34 events

1. 2026-06-18
   days on market $85,000 Active 252 DOM
2. 2026-06-17
   days on market $85,000 Active 251 DOM
3. 2026-06-16
   days on market $85,000 Active 250 DOM
4. 2026-06-15
   days on market $85,000 Active 249 DOM
5. 2026-06-13
   days on market $85,000 Active 247 DOM
6. 2026-06-09
   days on market $85,000 Active 243 DOM
7. 2026-06-08
   days on market $85,000 Active 242 DOM
8. 2026-06-07
   days on market $85,000 Active 241 DOM
9. 2026-06-05
   days on market $85,000 Active 238 DOM
10. 2026-06-03
    days on market $85,000 Active 237 DOM
11. 2026-06-02
    days on market $85,000 Active 236 DOM
12. 2026-06-01
    days on market $85,000 Active 235 DOM
13. 2026-05-31
    days on market $85,000 Active 234 DOM
14. 2026-05-05
    price $85,000 487-char remark

    Show marketing remark (487 chars)

    This brick home features 2 bedrooms and 1 full bath, situated on a corner lot. The property offers a covered front porch, a flat yard, and ample street parking. Inside, you’ll find a spacious eat-in kitchen with a stove and refrigerator included. Both bedrooms and the full bath are located upstairs. The basement includes an unfinished half bath that could be completed for added functionality. The property is currently tenant occupied and provides a solid cash-flow opportunity.

15. 2025-10-08
    listed $90,000 Active 487-char remark

    Show marketing remark (487 chars)

    This brick home features 2 bedrooms and 1 full bath, situated on a corner lot. The property offers a covered front porch, a flat yard, and ample street parking. Inside, you’ll find a spacious eat-in kitchen with a stove and refrigerator included. Both bedrooms and the full bath are located upstairs. The basement includes an unfinished half bath that could be completed for added functionality. The property is currently tenant occupied and provides a solid cash-flow opportunity.

16. 2025-06-21
    historical $950
17. 2025-06-07
    price $950
18. 2025-05-01
    historical $995
19. 2025-05-01
    listed $995
20. 2025-03-06
    price $995
21. 2025-03-01
    price $1,050
22. 2025-02-06
    listed $1,150
23. 2025-01-31
    historical $1,150
24. 2025-01-28
    listed $1,150
25. 2024-06-23
    historical $800
26. 2023-09-30
    price $800
27. 2023-09-20
    price $900
28. 2023-09-09
    price $950
29. 2023-09-06
    listed $900
30. 2022-12-05
    soldstatus $90,000
31. 2021-12-08
    soldstatus $47,500
32. 2004-06-07
    soldstatus $12,500
33. 2004-05-26
    soldstatus $13,500 154-char remark

    Show marketing remark (154 chars)

    GREAT INVESTMENT . ALOT OF POTENTIONAL, NEE D SOME WORK. PRICE TO SELL. SOLD AS IS CON DITION. SELLER LOOKING FOR OFFER, SHOW AND SELL BEFORE ITS GONE!!!

34. 2003-11-26
    listed $19,900 154-char remark

    Show marketing remark (154 chars)

    GREAT INVESTMENT . ALOT OF POTENTIONAL, NEE D SOME WORK. PRICE TO SELL. SOLD AS IS CON DITION. SELLER LOOKING FOR OFFER, SHOW AND SELL BEFORE ITS GONE!!!

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$3/yr ($0/mo · 0.2%)

ⓘ 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 ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,517
• − Mortgage interest: −$4,761
• − Property taxes: −$1,337
• − Insurance: −$425
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,473
• Taxable income: $2,358
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,001/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: Clairton City SD
• NCES district ID: 4206030
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $30,250
• Composite: 11.0/100
• National rank: #9742
• State rank: #520 of 539 in PA

Livability — Clairton

• Score: 63/100
• State rank: #1308
• US rank: #16085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clairton, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,939
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+327.1% since first listed

21 events — show timeline

• 2026-05-05 Price Changed $85,000 West Penn MLS
• 2025-10-08 Listed $90,000 West Penn MLS
• 2025-06-21 Rental Removed $950 TENANTTURNER2
• 2025-06-07 Price Changed $950 TENANTTURNER2
• 2025-05-01 Rental Removed $995 ZUMPER1
• 2025-05-01 Listed for Rent $995 TENANTTURNER2
• 2025-03-06 Price Changed $995 ZUMPER1
• 2025-03-01 Price Changed $1,050 ZUMPER1
• 2025-02-06 Listed for Rent $1,150 ZUMPER1
• 2025-01-31 Rental Removed $1,150 ZUMPER1
• 2025-01-28 Listed for Rent $1,150 ZUMPER1
• 2024-06-23 Rental Removed $800 BUILDIUM
• 2023-09-30 Price Changed $800 BUILDIUM
• 2023-09-20 Price Changed $900 BUILDIUM
• 2023-09-09 Price Changed $950 BUILDIUM
• 2023-09-06 Listed for Rent $900 BUILDIUM
• 2022-12-05 Sold (Public Records) $90,000 Public Records
• 2021-12-08 Sold (Public Records) $47,500 Public Records
• 2004-06-07 Sold (Public Records) $12,500 Public Records
• 2004-05-26 Sold (MLS) $13,500 West Penn MLS
• 2003-11-26 Listed $19,900 West Penn MLS

Property tax history

+12.7%/yr

Latest (2026): $1,337 · +11.0% YoY. Source: county tax records.