123 High St · Imperial, PA 15126

$125,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 2 Days on market

Built 1850 0.36 ac 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This inviting 1,200-square-foot house in the West Allegheny School District offers three bedrooms and one bathroom. The spacious lot is over 1/3 of an acre and features a scenic hillside. The covered porch and spacious yard create an inviting outdoor living space with a scenic landscape. Inside, the warm wood paneling and charming staircase lead to three spacious rooms on the second floor. The kitchen provides ample cabinetry and countertop space, complemented by tile flooring. The spacious rooms throughout the home are filled with abundant natural light, creating a bright and welcoming atmosphere. Conveniently located near the Pittsburgh Airport, Robinson shopping, and major roadways. This

Key facts

• Covered porch
• Scenic hillside
• Tile flooring

Tags

• WEST ALLEGHENY SCHOOL DISTRICT
• SCENIC HILLSIDE
• COVERED PORCH
• OUTDOOR LIVING SPACE
• TILE FLOORING
• ABUNDANT NATURAL LIGHT

Property features AI

Exterior

• Utilities: Public water service; Public sewer service
• Home design: 2-story home; Resale property
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Refrigerator; Stove
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Interior entry basement; Some gas appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 70/100 on livability (#733 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• West Allegheny SD (suburban): math 64% / reading 77% proficiency, ranked #22 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 57 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1850 — 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 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?
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: 1.31% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $286,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Kearns St	0.07mi	3/2.0	1,296 (+8%)	19mo	$310,000	$239	64
141 Alta Vista Dr	0.41mi	3/2.0	1,344 (+12%)	9mo	$420,000	$313	50
116 Poplar St	0.66mi	4/2.0 (+1)	1,232 (+3%)	8mo	$160,000	$130	49
236 Stark Ave	0.47mi	3/1.0	1,336 (+11%)	18mo	$135,000	$101	44
255 Stark Ave	0.56mi	4/1.0 (+1)	1,322 (+10%)	12mo	$128,000	$97	42
515 California Hollow Rd	0.72mi	3/2.0	1,344 (+12%)	14mo	$335,000	$249	31
102 Oakwood Ln	0.56mi	3/3.5	1,380 (+15%)	14mo	$387,496	$281	28

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $9,277
• Equity at exit: $18,638

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $46,121
• Equity at exit: $10,808

Cash invested: $35,000 (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 15126

• Home prices YoY: -14.6%
• Active inventory: 57
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $464

Break-even live

Break-even rent $1,053

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $125,000 Pending 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: $1,494 · $125/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$240/yr (+$20/mo · 16.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 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: $19,682
• − Mortgage interest: −$7,002
• − Property taxes: −$1,494
• − Insurance: −$625
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$3,636
• Taxable income: $3,775
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $4,657/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 Allegheny SD
• NCES district ID: 4225200
• Math proficiency: 64% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $67,549
• Composite: 61.41/100
• National rank: #763
• State rank: #22 of 539 in PA

Livability — Imperial

• Score: 70/100
• State rank: #733
• US rank: #7334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Imperial, PA
• Population (ZIP): 6,776

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 6% Subsaharan African 2%
• Foreign-born: 12% · Canada
• Languages at home: 87% English-only · Other Indo-European 11% Spanish 2% Russian/Polish/Slavic 0%

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: ▼ -45.07%
• Current HPI: 263.0635
• 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

2 events — show timeline

• 2026-06-05 Pending — West Penn MLS
• 2026-06-03 Listed $125,000 West Penn MLS

Property tax history

+3.9%/yr

Latest (2026): $1,494 · +0.0% YoY. Source: county tax records.