2011 Valley St · West Mifflin, PA 15122

$62,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 13 Days on market

Built 1948 5,000 sqft lot Est $98k · 36% 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

Opportunity knocks in West Mifflin! Whether you’re an investor searching for your next project or a homeowner looking to build instant equity, this single-family home is priced to move and packed with potential. Featuring a newer roof, solid mechanical systems, and a fenced-in yard, many of the big-ticket items have already been addressed, leaving the next owner with a fantastic opportunity to bring this home back to life with their personal touches. The property offers ample space for expanded off-street parking, adding both convenience and value. Located along a main roadway with easy access to public transportation, commuting to Pittsburgh and surrounding areas is a breeze. With st

Key facts

• Newer roof
• Fenced-in yard
• 5,000 sq ft lot

Tags

• NEWER ROOF
• FENCED-IN YARD
• EXPANDED OFF-STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Resale property; Asphalt roof
• Exterior features: Public sewer; Public water; Public transportation nearby

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Basement with interior entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Cap rate 15.0% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $429 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $62k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.05%
• DSCR: 2.38
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $97,632
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1728 Iowa Ave	0.22mi	2/1.0	900 (+4%)	7mo	$65,000	$72	77
1721 Iowa Ave,	0.24mi	2/1.0	800 (-7%)	10mo	$140,000	$175	68
2103 Vermont Ave	0.32mi	3/1.0 (+1)	904 (+5%)	7mo	$150,000	$166	66
2634 Homestead Duquesne Rd	0.53mi	2/1.0	900 (+4%)	7mo	$100,000	$111	62
1506 Highland Ave	0.35mi	2/1.0	920 (+6%)	20mo	$33,000	$36	56
1815 Iowa Ave	0.15mi	2/1.5	990 (+15%)	14mo	$150,000	$152	55
711 Ascension Dr W	0.39mi	2/1.0	972 (+12%)	11mo	$187,500	$193	52
1403 Maryland Ave	0.63mi	2/1.5	904 (+5%)	12mo	$102,500	$113	51
1406 Maryland Ave	0.60mi	2/1.5	962 (+11%)	5mo	$90,000	$94	47
1403 Pennsylvania Ave	0.62mi	2/1.5	952 (+10%)	17mo	$37,000	$39	38

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $18,628
• Equity at exit: $9,244

10-year hold

• IRR: 33.6%
• Equity multiple: 4.07×
• Total profit: $53,320
• Equity at exit: $5,361

Cash invested: $17,360 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$325
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $449

Break-even live

Break-even rent $636

Max offer price $62,000

Occupancy floor 58%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	3d	1	0.28mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	43d	1	0.65mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	14d	1	0.69mi
207 Auriles St Duquesne, PA	2.0	1.0	950	$950	$1.00	43d	1	0.78mi
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	43d	1	0.79mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	43d	1	1.16mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	43d	1	1.18mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	14d	1	1.18mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	12d	3	1.18mi

Listing history 9 events

1. 2026-06-18
   days on market $62,000 Active 13 DOM
2. 2026-06-17
   days on market $62,000 Active 12 DOM
3. 2026-06-16
   days on market $62,000 Active 11 DOM
4. 2026-06-15
   days on market $62,000 Active 10 DOM
5. 2026-06-13
   days on market $62,000 Active 8 DOM
6. 2026-06-09
   days on market $62,000 Active 4 DOM
7. 2026-06-08
   days on market $62,000 Active 3 DOM
8. 2026-06-07
   remarks 693-char remark
9. 2026-06-07
   listed $62,000 Active 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: $1,820 · $152/mo
• Projected year-2 tax: $1,820 · $152/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 · 18 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: $14,459
• − Mortgage interest: −$3,473
• − Property taxes: −$1,820
• − Insurance: −$310
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,804
• Taxable income: $4,738
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,253/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

+313.3% since first listed

2 events — show timeline

• 2026-06-05 Listed $62,000 West Penn MLS
• 2014-01-15 Sold (Public Records) $15,000 Public Records

Property tax history

+5.2%/yr

Latest (2026): $1,820 · +4.2% YoY. Source: county tax records.