3211 Liberty Way · Liberty, PA 15133

$99,000

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 49 Days on market

Built 1925 9,439 sqft lot $88/sqft · 32% below area Est $146k · 32% 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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT STARTER HOME! WELL KEPT HOME, LEVEL BACK YARD, NICE BIG GARAGE, VERY AFFORDABLE! * LB ON REAR DOOR *

Key facts

• 9,439 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached garage; Two parking spaces total
• Utilities: Public water; Public sewer
• Home design: Two-story frame house; Resale property; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot dimensions approximately 69' x 156' x 153' x 52'

Interior

• Kitchen: Kitchen on main level (about 15 x 15); Dishwasher
• Bedrooms: Two main-level bedrooms (each about 13 x 13)
• Flooring: Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas heating; Wall/window cooling units
• Interior features: Vinyl flooring; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.2% in Liberty — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• 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: 39 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

• In year one you build about $5k of equity ($684 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $30k; list at $99k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (median comp): $145,720
• List price: $99,000
• Delta: -32.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2911 Valley St	0.27mi	3/1.0 (+1)	1,073 (-4%)	1mo	$110,000	$103	74
2903 Valley St	0.31mi	3/1.0 (+1)	1,073 (-4%)	11mo	$115,500	$108	64
303 Kaler St	0.45mi	3/1.5 (+1)	1,208 (+8%)	1mo	$135,000	$112	58
507 Owens Ave	0.29mi	3/2.0 (+1)	1,228 (+9%)	14mo	$195,000	$159	50
2843 Washington Blvd	0.36mi	2/1.5	1,238 (+10%)	20mo	$110,000	$89	48
605 Hays St	0.46mi	2/1.0	980 (-13%)	13mo	$122,000	$124	47
3100 H St	0.15mi	3/1.0 (+1)	1,287 (+15%)	20mo	$149,900	$116	46
3236 Overlook Dr	0.32mi	3/2.0 (+1)	1,019 (-9%)	18mo	$90,000	$88	46
2421 Latrobe St	0.52mi	3/2.0 (+1)	1,053 (-6%)	18mo	$122,000	$116	41
2712 E Street	0.40mi	2/1.0	963 (-14%)	23mo	$119,000	$124	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.02×
• Total profit: $28,256
• Equity at exit: $53,254

10-year hold

• IRR: 17.0%
• Equity multiple: 3.88×
• Total profit: $79,916
• Equity at exit: $89,637

Cash invested: $27,720 (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 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$519
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $127

Break-even live

Break-even rent $949

Max offer price $99,000

Occupancy floor 84%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	23d	1	0.14mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	1d	1	0.91mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	43d	1	0.96mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	43d	1	1.02mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	43d	1	1.14mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	43d	1	1.28mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	23d	1	1.31mi
505 Olympia Park Plz McKeesport, PA	1.0	1.0	800	$775	$0.97	23d	1	1.32mi
5015 Walnut St Unit 1 McKeesport, PA	2.0	1.0	980	$950	$0.97	43d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 49 DOM
2. 2026-06-17
   days on market $99,000 Active 48 DOM
3. 2026-06-16
   days on market $99,000 Active 47 DOM
4. 2026-06-15
   days on market $99,000 Active 46 DOM
5. 2026-06-13
   days on market $99,000 Active 44 DOM
6. 2026-06-13
   days on market $99,000 Active 43 DOM
7. 2026-06-09
   days on market $99,000 Active 40 DOM
8. 2026-06-08
   days on market $99,000 Active 39 DOM
9. 2026-06-07
   days on market $99,000 Active 38 DOM
10. 2026-06-05
    days on market $99,000 Active 35 DOM
11. 2026-06-03
    days on market $99,000 Active 34 DOM
12. 2026-06-02
    days on market $99,000 Active 33 DOM
13. 2026-06-01
    days on market $99,000 Active 32 DOM
14. 2026-05-31
    days on market $99,000 Active 31 DOM
15. 2026-04-30
    listed $99,000 Active 417-char remark
16. 2008-04-03
    soldstatus $30,000
17. 2008-03-27
    soldstatus $30,000 108-char remark

    Show marketing remark (108 chars)

    GREAT STARTER HOME! WELL KEPT HOME, LEVEL BACK YARD, NICE BIG GARAGE, VERY AFFORDABLE! * LB ON REAR DOOR *

18. 2008-01-28
    listed $37,900 108-char remark

    Show marketing remark (108 chars)

    GREAT STARTER HOME! WELL KEPT HOME, LEVEL BACK YARD, NICE BIG GARAGE, VERY AFFORDABLE! * LB ON REAR DOOR *

ⓘ 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: $2,267 · $189/mo
• Projected year-2 tax: $2,267 · $189/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 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,304
• − Mortgage interest: −$5,546
• − Property taxes: −$2,267
• − Insurance: −$495
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,880
• Taxable loss: −$12
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,521/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 — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,139
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 94.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 4.52%
• Current HPI: 214.5922
• 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

+161.2% since first listed

4 events — show timeline

• 2026-04-30 Listed $99,000 West Penn MLS
• 2008-04-03 Sold (Public Records) $30,000 Public Records
• 2008-03-27 Sold (MLS) $30,000 West Penn MLS
• 2008-01-28 Listed $37,900 West Penn MLS

Property tax history

+4.7%/yr

Latest (2026): $2,267 · +6.0% YoY. Source: county tax records.