30 1st St · Leetsdale, PA 15056

$179,900

2 bd · 1.0 ba · 705 sqft · SingleFamily public records · 70 Days on market

Built 1915 3,123 sqft lot $255/sqft · 69% above area Est $307k · 41% under

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Why this score? — see what drove the F 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
• Schools +6.2/10.0
• Cash flow +4.2/30.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A fantastic opportunity for space, convenience, and value in Leetsdale! This charming two-story 4BR, 2BA home is located in the Quaker Valley School District. Featuring generous room sizes, new appliances, central air and natural gas heat, creating comfort and functionality throughout. The flexible layout provides plenty of space for everyday living entertaining, or working from home. The kitchen comes equipped with new appliances, while the full basement with walk-up access adds valuable storage and utility space. Outside, enjoy the convenience of off-street parking for 3 vehicles, all situated on a corner lot just minutes from Route 65, I-79 and Sewickley amenities.

Key facts

• Natural gas heat
• Full basement
• New appliances

Tags

• NEW APPLIANCES
• CENTRAL AIR
• NATURAL GAS HEAT
• FULL BASEMENT
• OFF-STREET PARKING
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (48.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (54.1% below list).
• Recommended offer: $82k (54.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#102 in PA, #745 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: health & safety D+, amenities F.
• Quaker Valley SD (suburban): math 61% / reading 82% proficiency, ranked #19 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Quaker Valley Ms (math 45% / reading 80%, grade B+, #30 of 512 statewide, top 6%, 418 students, 25% FRL); Quaker Valley Hs (math 72%, 581 students, 18% FRL).
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $34k; list at $180k implies a 421% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,500 (54.1% 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 70 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — 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 A-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. 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?
8. 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.
9. 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.
10. 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: 0.46% ✗
• Cap rate: 3.02%
• Cash-on-cash: -11.68%
• DSCR: 0.48
• GRM: 18.2

CMA / ARV

• ARV (median comp): $306,978
• List price: $179,900
• Delta: -41.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1353 Front St	0.60mi	2/1.0	768 (+9%)	1mo	$75,501	$98	56

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: -37.8%
• Equity multiple: -0.20×
• Total profit: $-60,439
• Equity at exit: $26,824

10-year hold

• IRR: -56.2%
• Equity multiple: -0.85×
• Total profit: $-93,054
• Equity at exit: $15,554

Cash invested: $50,372 (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 15056

• Home prices YoY: -16.0%
• Active inventory: 4
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-490

Break-even live

Break-even rent $1,446

Max offer price $93,259

Occupancy floor —

Sensitivity live

Price	-10% $-389	-5% $-440	+0% $-490	+5% $-541	+10% $-592
Rent	-10% $-556	-5% $-523	+0% $-490	+5% $-458	+10% $-425
Rate	-1.0pp $-400	-0.5pp $-445	base $-490	+0.5pp $-537	+1.0pp $-584

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Ambridge Ave Unit 1 Ambridge, PA	2.0	1.0	740	$825	$1.11	25d	1	1.42mi

Listing history 25 events

1. 2026-06-21
   days on market $179,900 Active 70 DOM
2. 2026-06-18
   days on market $179,900 Active 67 DOM
3. 2026-06-17
   days on market $179,900 Active 66 DOM
4. 2026-06-16
   days on market $179,900 Active 65 DOM
5. 2026-06-15
   days on market $179,900 Active 64 DOM
6. 2026-06-13
   days on market $179,900 Active 62 DOM
7. 2026-06-09
   days on market $179,900 Active 58 DOM
8. 2026-06-08
   days on market $179,900 Active 57 DOM
9. 2026-06-07
   days on market $179,900 Active 56 DOM
10. 2026-06-03
    days on market $179,900 Active 52 DOM
11. 2026-06-02
    days on market $179,900 Active 51 DOM
12. 2026-06-01
    days on market $179,900 Active 50 DOM
13. 2026-05-31
    days on market $179,900 Active 49 DOM
14. 2026-05-06
    status Active 677-char remark

    Show marketing remark (677 chars)

    A fantastic opportunity for space, convenience, and value in Leetsdale! This charming two-story 4BR, 2BA home is located in the Quaker Valley School District. Featuring generous room sizes, new appliances, central air and natural gas heat, creating comfort and functionality throughout. The flexible layout provides plenty of space for everyday living entertaining, or working from home. The kitchen comes equipped with new appliances, while the full basement with walk-up access adds valuable storage and utility space. Outside, enjoy the convenience of off-street parking for 3 vehicles, all situated on a corner lot just minutes from Route 65, I-79 and Sewickley amenities.

15. 2026-04-23
    historical Contingent 677-char remark

    Show marketing remark (677 chars)

    A fantastic opportunity for space, convenience, and value in Leetsdale! This charming two-story 4BR, 2BA home is located in the Quaker Valley School District. Featuring generous room sizes, new appliances, central air and natural gas heat, creating comfort and functionality throughout. The flexible layout provides plenty of space for everyday living entertaining, or working from home. The kitchen comes equipped with new appliances, while the full basement with walk-up access adds valuable storage and utility space. Outside, enjoy the convenience of off-street parking for 3 vehicles, all situated on a corner lot just minutes from Route 65, I-79 and Sewickley amenities.

16. 2026-04-12
    listed $179,900 Active 677-char remark

    Show marketing remark (677 chars)

    A fantastic opportunity for space, convenience, and value in Leetsdale! This charming two-story 4BR, 2BA home is located in the Quaker Valley School District. Featuring generous room sizes, new appliances, central air and natural gas heat, creating comfort and functionality throughout. The flexible layout provides plenty of space for everyday living entertaining, or working from home. The kitchen comes equipped with new appliances, while the full basement with walk-up access adds valuable storage and utility space. Outside, enjoy the convenience of off-street parking for 3 vehicles, all situated on a corner lot just minutes from Route 65, I-79 and Sewickley amenities.

17. 2026-02-13
    historical Expired 397-char remark

    Show marketing remark (397 chars)

    Spacious 4 BR 2 BA home for those looking for space and accessibility. Located just off Route 65, this home provides easy access to major roadways, making commuting a breeze. Inside, you'll find a unique layout with generous room sizes, perfect for comfortable living. The property sits on a corner lot with parking enough for 4 or 5 cars right outside the back door. Do not miss this opportunity.

18. 2026-01-12
    price $179,900 397-char remark

    Show marketing remark (397 chars)

    Spacious 4 BR 2 BA home for those looking for space and accessibility. Located just off Route 65, this home provides easy access to major roadways, making commuting a breeze. Inside, you'll find a unique layout with generous room sizes, perfect for comfortable living. The property sits on a corner lot with parking enough for 4 or 5 cars right outside the back door. Do not miss this opportunity.

19. 2025-08-09
    price $189,100 397-char remark

    Show marketing remark (397 chars)

    Spacious 4 BR 2 BA home for those looking for space and accessibility. Located just off Route 65, this home provides easy access to major roadways, making commuting a breeze. Inside, you'll find a unique layout with generous room sizes, perfect for comfortable living. The property sits on a corner lot with parking enough for 4 or 5 cars right outside the back door. Do not miss this opportunity.

20. 2025-07-09
    status Active 397-char remark

    Show marketing remark (397 chars)

    Spacious 4 BR 2 BA home for those looking for space and accessibility. Located just off Route 65, this home provides easy access to major roadways, making commuting a breeze. Inside, you'll find a unique layout with generous room sizes, perfect for comfortable living. The property sits on a corner lot with parking enough for 4 or 5 cars right outside the back door. Do not miss this opportunity.

21. 2025-07-09
    price $199,100 397-char remark

    Show marketing remark (397 chars)

    Spacious 4 BR 2 BA home for those looking for space and accessibility. Located just off Route 65, this home provides easy access to major roadways, making commuting a breeze. Inside, you'll find a unique layout with generous room sizes, perfect for comfortable living. The property sits on a corner lot with parking enough for 4 or 5 cars right outside the back door. Do not miss this opportunity.

22. 2025-04-02
    price $219,000 397-char remark

    Show marketing remark (397 chars)

    Spacious 4 BR 2 BA home for those looking for space and accessibility. Located just off Route 65, this home provides easy access to major roadways, making commuting a breeze. Inside, you'll find a unique layout with generous room sizes, perfect for comfortable living. The property sits on a corner lot with parking enough for 4 or 5 cars right outside the back door. Do not miss this opportunity.

23. 2025-03-11
    price $220,000 397-char remark

    Show marketing remark (397 chars)

    Spacious 4 BR 2 BA home for those looking for space and accessibility. Located just off Route 65, this home provides easy access to major roadways, making commuting a breeze. Inside, you'll find a unique layout with generous room sizes, perfect for comfortable living. The property sits on a corner lot with parking enough for 4 or 5 cars right outside the back door. Do not miss this opportunity.

24. 2025-02-14
    listed $230,000 Active 397-char remark

    Show marketing remark (397 chars)

    Spacious 4 BR 2 BA home for those looking for space and accessibility. Located just off Route 65, this home provides easy access to major roadways, making commuting a breeze. Inside, you'll find a unique layout with generous room sizes, perfect for comfortable living. The property sits on a corner lot with parking enough for 4 or 5 cars right outside the back door. Do not miss this opportunity.

25. 2001-03-20
    soldstatus $34,500

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $2,164 · $180/mo
• Expected delta: +$678/yr (+$57/mo · 45.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,900
• − Mortgage interest: −$10,077
• − Property taxes: −$1,486
• − Insurance: −$900
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$5,233
• Taxable loss: −$9,380
• Est. tax savings @ 24.0%: +$2,251
• After-tax cash flow: $-3,634/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: Quaker Valley SD
• NCES district ID: 4219860
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $70,633
• Composite: 62.5/100
• National rank: #686
• State rank: #19 of 539 in PA

Livability — Leetsdale

• Score: 84/100
• State rank: #102
• US rank: #745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leetsdale, PA
• City population: 1,034
• Population (ZIP): 1,034

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 (76%)
• Race & ethnicity: White 76% Two or more races 12% Asian 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 3% Italian 2%
• Foreign-born: 7% · India, Canada, China
• Languages at home: 92% English-only · Other Indo-European 6% Russian/Polish/Slavic 1% Chinese 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: ▼ -34.09%
• Current HPI: 179.3592
• 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

+421.4% since first listed

12 events — show timeline

• 2026-05-06 Relisted — West Penn MLS
• 2026-04-23 Contingent — West Penn MLS
• 2026-04-12 Listed $179,900 West Penn MLS
• 2026-02-13 Delisted — West Penn MLS
• 2026-01-12 Price Changed $179,900 West Penn MLS
• 2025-08-09 Price Changed $189,100 West Penn MLS
• 2025-07-09 Relisted — West Penn MLS
• 2025-07-09 Price Changed $199,100 West Penn MLS
• 2025-04-02 Price Changed $219,000 West Penn MLS
• 2025-03-11 Price Changed $220,000 West Penn MLS
• 2025-02-14 Listed $230,000 West Penn MLS
• 2001-03-20 Sold (Public Records) $34,500 Public Records

Property tax history

+1.7%/yr

Latest (2026): $1,486 · +3.7% YoY. Source: county tax records.