724 Hemlock Aly · Glassport, PA 15045

$50,000

4 bd · 2.0 ba · 1,678 sqft · MultiFamily public records · 61 Days on market

Built 1902 2,748 sqft 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
• Appreciation +5.1/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling all Investors! This property presents a prime value-add opportunity for investors looking to build equity and maximize cash flow. Featuring two separate units, this property offers solid bones and strong rental potential with the right renovations. Located in a convenient area with easy access to surrounding neighborhoods, shopping, and major roadways, this property is ideal for a fix-and-hold strategy or a full reposition. With upside in both rental income and long-term appreciation, this is the perfect opportunity for savvy investors ready to bring their vision to life. Property is being sold as-is.

Key facts

• Two separate units
• Major roadways
• Shopping

Tags

• TWO SEPARATE UNITS
• STRONG RENTAL POTENTIAL
• SHOPPING
• MAJOR ROADWAYS
• FIX-AND-HOLD STRATEGY
• UPSIDE IN RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $570/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.7% vs local median 8.4% in Glassport — 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 71/100 on livability (#716 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: crime C-, employment D+, schools D-.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• In year one you build about $435 of equity ($346 loan paydown + $89 appreciation (0.2% local appreciation)).
• At projected returns (0.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $50k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 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: 3.99% ✓
• Cap rate: 33.67%
• Cash-on-cash: 97.79%
• DSCR: 5.35
• GRM: 2.1

CMA / ARV

• ARV (median comp): $145,039
• List price: $50,000
• Delta: -65.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.12×
• Total profit: $71,705
• Equity at exit: $14,966

10-year hold

• IRR: —
• Equity multiple: 12.67×
• Total profit: $163,391
• Equity at exit: $18,350

Cash invested: $14,000 (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 15045

• Home prices YoY: 0.1%
• Active inventory: 24
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$262
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,141

Break-even live

Break-even rent $553

Max offer price $50,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,169	-5% $1,155	+0% $1,141	+5% $1,127	+10% $1,113
Rent	-10% $983	-5% $1,062	+0% $1,141	+5% $1,220	+10% $1,299
Rate	-1.0pp $1,166	-0.5pp $1,154	base $1,141	+0.5pp $1,128	+1.0pp $1,115

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$1,996
Total (2 units)			$1,997

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,395	$1.08	24d	1	0.23mi
1044 Delaware Ave Glassport, PA	3.0	1.0	1200	$1,350	$1.12	21d	1	0.49mi
311 Harrison St Glassport, PA	4.0	1.0	1200	$1,500	$1.25	44d	1	0.86mi
231 Connecticut Ave Clairton, PA	3.0	1.0	1064	$1,150	$1.08	44d	1	0.93mi
185 Carnegie Ave Clairton, PA	3.0	1.0	1404	$1,295	$0.92	44d	1	1.12mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	2d	1	1.48mi

Listing history 10 events

1. 2026-06-09
   days on market $50,000 Active 61 DOM
2. 2026-06-08
   days on market $50,000 Active 60 DOM
3. 2026-06-07
   pricedays on market $50,000 Active 59 DOM
4. 2026-06-05
   days on market $68,000 Active 56 DOM
5. 2026-06-03
   days on market $68,000 Active 55 DOM
6. 2026-06-02
   days on market $68,000 Active 54 DOM
7. 2026-06-01
   days on market $68,000 Active 53 DOM
8. 2026-05-31
   days on market $68,000 Active 52 DOM
9. 2026-04-09
   listed $68,000 Active 616-char remark

   Show marketing remark (616 chars)

   Calling all Investors! This property presents a prime value-add opportunity for investors looking to build equity and maximize cash flow. Featuring two separate units, this property offers solid bones and strong rental potential with the right renovations. Located in a convenient area with easy access to surrounding neighborhoods, shopping, and major roadways, this property is ideal for a fix-and-hold strategy or a full reposition. With upside in both rental income and long-term appreciation, this is the perfect opportunity for savvy investors ready to bring their vision to life. Property is being sold as-is.

10. 2002-10-24
    soldstatus $24,000

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $23,964
• − Mortgage interest: −$2,801
• − Property taxes: −$1,845
• − Insurance: −$250
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$1,455
• Taxable income: $13,780
• Est. tax owed @ 24.0%: −$3,307
• After-tax cash flow: $10,383/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: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

Livability — Glassport

• Score: 71/100
• State rank: #716
• US rank: #7113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassport, PA
• City population: 4,400
• Population (ZIP): 4,400

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 18% Portuguese 6% Serbian 6%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Korean 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: ▲ 0.18%
• Current HPI: 214.7403
• 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

+183.3% since first listed

2 events — show timeline

• 2026-04-09 Listed $68,000 West Penn MLS
• 2002-10-24 Sold (Public Records) $24,000 Public Records

Property tax history

+4.4%/yr

Latest (2026): $1,845 · +6.9% YoY. Source: county tax records.