2522 Jefferson Ave · West Mifflin, PA 15122

$134,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 114 Days on market

Built 1949 $128/sqft · 23% below area Est $173k · 23% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +4.1/10.0
• DSCR +3.8/10.0
• 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 MLS

PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

Key facts

• Garage
• Built 1949
• Listed 114 days

🏷️ Possibly a rental listed for sale. The $134,000 price doesn't fit this home's estimated sale value (~$173,482) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $-11 ($-138/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (9.0% below list).
• Recommended offer: $122k (9.0% below list) — sets the bar for 1% rule.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $38k; list at $134k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,908 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (median comp): $173,482
• List price: $134,000
• Delta: -22.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 Vermont Ave	0.57mi	2/1.0	1,056 (+1%)	2mo	$155,000	$147	71
2234 Vermont Ave	0.56mi	3/1.5 (+1)	1,027 (-2%)	0mo	$137,000	$133	63
1818 Bluff St	0.62mi	2/1.0	1,056 (+1%)	11mo	$135,000	$128	61
1975 Rhodes Ave	0.40mi	3/1.0 (+1)	1,008 (-4%)	11mo	$184,900	$183	60
2634 Homestead Duquesne Rd	0.23mi	2/1.0	900 (-14%)	8mo	$100,000	$111	59
711 Ascension Dr W	0.49mi	2/1.0	972 (-7%)	11mo	$187,500	$193	56
2725 Glenny Ln	0.45mi	3/1.5 (+1)	1,125 (+7%)	8mo	$205,900	$183	54
424 Grandview Ave	0.69mi	3/1.0 (+1)	1,008 (-4%)	4mo	$132,500	$131	53
432 Grandview Ave	0.70mi	3/2.0 (+1)	1,078 (+3%)	2mo	$56,000	$52	52
2844 Homestead Duquesne Rd	0.24mi	3/1.5 (+1)	1,182 (+13%)	11mo	$110,000	$93	52
1808 Vermont Ave	0.71mi	3/2.0 (+1)	1,074 (+2%)	8mo	$230,000	$214	47
2103 Vermont Ave	0.57mi	3/1.0 (+1)	904 (-14%)	8mo	$150,000	$166	39

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-22,396
• Equity at exit: $19,980

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-20,247
• Equity at exit: $11,586

Cash invested: $37,520 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$703
• Tax from tax record: −$216 /mo · $2,592/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-11

Break-even live

Break-even rent $1,234

Max offer price $131,974

Occupancy floor 96%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	44d	1	0.22mi
1704 Anna Ave West Mifflin, PA	2.0	1.5	1160	$1,395	$1.20	24d	1	0.43mi
715 Grant Avenue Ext West Mifflin, PA	3.0	2.0	1400	$1,450	$1.04	8d	1	0.64mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	4d	1	0.81mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	44d	1	1.15mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	44d	1	1.23mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	15d	1	1.24mi
6 4th St Dravosburg, PA	2.0	1.0	1250	$1,350	$1.08	24d	1	1.25mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	24d	1	1.30mi
207 Auriles St Duquesne, PA	2.0	1.0	950	$950	$1.00	44d	1	1.35mi
800 Richford St Duquesne, PA	3.0	1.0	1300	$1,600	$1.23	24d	1	1.42mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	44d	1	1.44mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	1.44mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	12d	3	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $134,000 Active 114 DOM
2. 2026-06-17
   days on market $134,000 Active 113 DOM
3. 2026-06-16
   days on market $134,000 Active 112 DOM
4. 2026-06-15
   days on market $134,000 Active 111 DOM
5. 2026-06-13
   days on market $134,000 Active 109 DOM
6. 2026-06-09
   days on market $134,000 Active 105 DOM
7. 2026-06-08
   days on market $134,000 Active 104 DOM
8. 2026-06-07
   days on market $134,000 Active 103 DOM
9. 2026-06-03
   days on market $134,000 Active 99 DOM
10. 2026-06-02
    days on market $134,000 Active 98 DOM
11. 2026-06-01
    days on market $134,000 Active 97 DOM
12. 2026-05-31
    days on market $134,000 Active 96 DOM
13. 2026-05-19
    price $134,000 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

14. 2026-05-11
    status Active 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

15. 2026-04-06
    historical Contingent 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

16. 2026-02-21
    listed $135,000 Active 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

17. 2012-11-13
    soldstatus $38,500
18. 2012-11-07
    price $49,900 191-char remark

    Show marketing remark (191 chars)

    Why pay rent. Three bedroom brick cape cod structually sound, just needing a few updates. Large driveway around back leading to integral garage. Large level rear yard. Home warranty included.

19. 2012-11-07
    soldstatus $38,500 191-char remark

    Show marketing remark (191 chars)

    Why pay rent. Three bedroom brick cape cod structually sound, just needing a few updates. Large driveway around back leading to integral garage. Large level rear yard. Home warranty included.

20. 2011-12-09
    listed $38,500 191-char remark

    Show marketing remark (191 chars)

    Why pay rent. Three bedroom brick cape cod structually sound, just needing a few updates. Large driveway around back leading to integral garage. Large level rear yard. Home warranty included.

ⓘ 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: $2,592 · $216/mo
• Projected year-2 tax: $2,592 · $216/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 3/10 Moderate 6 d/yr ≥97°F today · 15 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: $14,629
• − Mortgage interest: −$7,506
• − Property taxes: −$2,592
• − Insurance: −$670
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,898
• Taxable loss: −$2,378
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $433/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

+248.1% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $134,000 West Penn MLS
• 2026-05-11 Relisted — West Penn MLS
• 2026-04-06 Contingent — West Penn MLS
• 2026-02-21 Listed $135,000 West Penn MLS
• 2012-11-13 Sold (Public Records) $38,500 Public Records
• 2012-11-07 Sold (MLS) $38,500 West Penn MLS
• 2012-11-07 Price Changed $49,900 West Penn MLS
• 2011-12-09 Listed $38,500 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $2,592 · +3.9% YoY. Source: county tax records.