703 Laura St · West Mifflin, PA 15122

$103,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 55 Days on market

Built 1940 8,250 sqft lot Est $149k · 31% 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 +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 703 Laura Ave! Solid red brick 3 bed, 1 bath home w/ great curb appeal featuring a covered front porch & nicely landscaped front bed. The backyard offers a great space for outdoor activities, entertaining, or relaxing. Step inside to a functional layout ready for your personal touch. The home is in good overall condition w/ opportunity to add value through mostly cosmetic updates. Major updates already completed include HVAC (within 6 years), newer hot water tank (under 2 years), windows (within 5 years), plumbing updates, & a new sewer line. The full basement is clean & mostly unfinished offering great storage or potential additional living space. Minor repairs

Key facts

• Covered front porch
• Great storage
• Functional layout

Tags

• COVERED FRONT PORCH
• NICELY LANDSCAPED FRONT BED
• FUNCTIONAL LAYOUT
• MAJOR UPDATES COMPLETED
• CLEAN FULL BASEMENT
• GREAT STORAGE

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Built-in attached garage (1 parking space)
• Home design: Single-story home; Resale property; Asphalt roof; Brick construction
• Construction: Brick construction; Asphalt roof
• Exterior features: Walk-out unfinished basement

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Multi-pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.2% in West Mifflin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#539 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, crime D-, amenities F.
• West Mifflin Area SD (suburban): math 19% / reading 41% proficiency, ranked #443 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $712 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $103k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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 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: 1.65% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $148,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Laura St	0.00mi	3/1.0	1,376 (0%)	1mo	$115,000	$84	99
4619 Greensprings Ave	0.21mi	3/1.0	1,450 (+5%)	0mo	$185,000	$128	81
724 Laura St	0.06mi	2/2.5 (-1)	1,296 (-6%)	3mo	$55,000	$42	74
105 W 1st Ave	0.37mi	3/2.0	1,360 (-1%)	5mo	$79,000	$58	73
3909 Inland Ave	0.51mi	3/1.0	1,272 (-8%)	2mo	$138,000	$108	62
809 Frank St	0.31mi	3/1.5	1,576 (+14%)	1mo	$133,000	$84	59
403 Oak St	0.61mi	3/2.0	1,450 (+5%)	1mo	$250,000	$172	58
4803 Roberta Dr	0.33mi	3/1.0	1,187 (-14%)	5mo	$125,000	$105	57
328 Commonwealth Ave	0.47mi	2/1.0 (-1)	1,216 (-12%)	2mo	$102,000	$84	52
725 Eastman St	0.33mi	3/3.0	1,549 (+13%)	5mo	$253,500	$164	52
216 Commonwealth Ave	0.38mi	4/2.0 (+1)	1,540 (+12%)	3mo	$218,000	$142	51
409 Victoria St	0.74mi	3/1.0	1,545 (+12%)	1mo	$230,000	$149	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.45×
• Total profit: $12,842
• Equity at exit: $15,358

10-year hold

• IRR: 20.3%
• Equity multiple: 2.72×
• Total profit: $49,564
• Equity at exit: $8,906

Cash invested: $28,840 (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 15122

• Home prices YoY: -30.4%
• Active inventory: 58
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$540
• Tax from tax record: −$294 /mo · $3,530/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $462

Break-even live

Break-even rent $1,110

Max offer price $103,000

Occupancy floor 68%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Commonwealth Ave West Mifflin, PA	2.0	2.0	1536	$2,500	$1.63	43d	1	0.46mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	3d	1	0.89mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	0.99mi
800 Richford St Duquesne, PA	3.0	1.0	1300	$1,600	$1.23	23d	1	1.20mi
715 Grant Avenue Ext West Mifflin, PA	3.0	2.0	1400	$1,450	$1.04	7d	1	1.21mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	43d	1	1.31mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	43d	1	1.33mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	43d	1	1.36mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	1.48mi

Listing history 3 events

1. 2026-04-07
   historical Contingent
2. 2026-04-01
   listed $103,000 Active
3. 1987-04-30
   soldstatus $42,500

ⓘ 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: $3,530 · $294/mo
• Projected year-2 tax: $3,530 · $294/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 ≥97°F today · 17 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: $20,338
• − Mortgage interest: −$5,770
• − Property taxes: −$3,530
• − Insurance: −$515
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$2,996
• Taxable income: $4,273
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,515/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: West Mifflin Area SD
• NCES district ID: 4225680
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,532
• Composite: 25.78/100
• National rank: #7371
• State rank: #443 of 539 in PA

Livability — West Mifflin

• Score: 73/100
• State rank: #539
• US rank: #5042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mifflin, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,816
• Metro: Pittsburgh, PA
• Population (ZIP): 18,816
• Household income: $72,485
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 334.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1% · South Korea
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -107.69%
• Current HPI: 246.2486
• Rent YoY: —
• 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

+142.4% since first listed

3 events — show timeline

• 2026-04-07 Contingent — West Penn MLS
• 2026-04-01 Listed $103,000 West Penn MLS
• 1987-04-30 Sold (Public Records) $42,500 Public Records

Property tax history

+3.4%/yr

Latest (2026): $3,530 · +4.1% YoY. Source: county tax records.