966 Freeport Rd · Brackenridge, PA 15014

$149,900

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 3 Days on market

Built 1952 7,596 sqft lot Est $150k · at est.

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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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this solid, all-brick charm-filled home at 966 Freeport Road in Brackenridge, featuring 3 bedrooms, 1.5 baths. The main floor boasts a spacious living room centered around a classic brick fireplace, beautiful arched entryways, and a formal dining room complete with a gorgeous built-in corner hutch. Original hardwood floors extend through the living areas and bedrooms, offering a wonderful opportunity to refresh them with your favorite finishes, while the kitchen and baths provide a clean canvas ready for your custom modern updates. Exterior highlights are unmatched, featuring a covered rear patio, attached garage—which includes convenient front and rear pass-through doors&m

Key facts

• Covered rear patio
• Brick home
• Arched entryways

Tags

• BRICK HOME
• CLASSIC BRICK FIREPLACE
• ARCHED ENTRYWAYS
• BUILT-IN CORNER HUTCH
• ORIGINAL HARDWOOD FLOORS
• COVERED REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $64 ($764/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (2.2% below list).
• Recommended offer: $147k (2.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#510 in PA, #4,660 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, commute A; Watch: employment D, amenities F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highlands El Sch (math 31% / reading 50%, grade F, #938 of 1,518 statewide, top 62%, 610 students, 100% FRL); Highlands Ms (math 24% / reading 47%, grade F, #317 of 512 statewide, top 63%, 652 students, 100% FRL); Highlands Shs (math 52% / reading 75%, grade B-, #68 of 437 statewide, top 15%, 713 students, 90% FRL) — zoned schools average 97% FRL vs 56% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,529 (2.2% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $149,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1066 Roup Ave	0.31mi	3/2.0	1,515 (+0%)	3mo	$148,000	$98	81
952 Roup Ave	0.20mi	3/1.5	1,566 (+4%)	8mo	$169,900	$108	78
721 Morgan St	0.35mi	3/1.0	1,560 (+3%)	2mo	$44,900	$29	75
1239 9th Ave	0.55mi	3/1.5	1,456 (-4%)	5mo	$205,000	$141	64
524 Roup St	0.59mi	3/2.0	1,440 (-5%)	2mo	$183,000	$127	61
1126 Highland St	0.55mi	3/1.5	1,440 (-5%)	7mo	$206,500	$143	61
1328 Union Ave	0.64mi	3/2.5	1,458 (-4%)	0mo	$208,000	$143	60
1025 Union Ave	0.12mi	2/1.0 (-1)	1,308 (-14%)	10mo	$130,000	$99	57
473 E 7th	0.59mi	3/2.0	1,417 (-6%)	4mo	$115,000	$81	56
439 E 7th Ave	0.66mi	4/1.5 (+1)	1,648 (+9%)	5mo	$26,000	$16	46
1117 8th Ave	0.43mi	2/1.5 (-1)	1,302 (-14%)	8mo	$78,000	$60	46
616 E 3rd Ave	0.65mi	3/2.0	1,694 (+12%)	7mo	$125,000	$74	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $85,752
• Equity at exit: $135,042

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $249,451
• Equity at exit: $291,223

Cash invested: $41,972 (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 15014

• Home prices YoY: 10.8%
• Active inventory: 10
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$786
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $64

Break-even live

Break-even rent $1,385

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $106	+0% $64	+5% $21	+10% $-21
Rent	-10% $-52	-5% $6	+0% $64	+5% $122	+10% $179
Rate	-1.0pp $139	-0.5pp $102	base $64	+0.5pp $25	+1.0pp $-15

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	3d	1	0.38mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	3d	1	0.39mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	45d	1	0.47mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	3d	1	0.47mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	16d	1	0.72mi

Listing history 14 events

1. 2026-06-21
   days on market $149,900 Active 3 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   pricedays on marketlisting id $149,900 Active 1 DOM
4. 2026-06-15
   days on market $149,500 Active 17 DOM
5. 2026-06-13
   days on market $149,500 Active 15 DOM
6. 2026-06-13
   days on market $149,500 Active 14 DOM
7. 2026-06-09
   days on market $149,500 Active 11 DOM
8. 2026-06-08
   days on market $149,500 Active 10 DOM
9. 2026-06-07
   days on market $149,500 Active 9 DOM
10. 2026-06-05
    days on market $149,500 Active 6 DOM
11. 2026-06-03
    days on market $149,500 Active 5 DOM
12. 2026-06-02
    days on market $149,500 Active 4 DOM
13. 2026-06-01
    days on market $149,500 Active 3 DOM
14. 2026-05-31
    days on market $149,500 Active 2 DOM

ⓘ 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: $2,944 · $245/mo
• Projected year-2 tax: $2,944 · $245/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,583
• − Mortgage interest: −$8,397
• − Property taxes: −$2,944
• − Insurance: −$750
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,361
• Taxable loss: −$1,681
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,167/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Brackenridge

• Score: 74/100
• State rank: #510
• US rank: #4660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brackenridge, PA
• City population: 3,109
• Population (ZIP): 3,109

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 (89%)
• Race & ethnicity: White 89% Black 6% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 2% 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: ▲ 21.92%
• Current HPI: 224.4654
• 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

1 event — show timeline

• 2026-05-30 Listed $149,500 FSBO.com

Property tax history

-0.5%/yr

Latest (2026): $2,944 · +3.9% YoY. Source: county tax records.