812 Neel St · West Homestead, PA 15120

$149,000

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 117 Days on market

Built 1924 $112/sqft · 73% above area

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Why this score? — see what drove the C- 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

Key facts

• Garage
• Built 1924
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#353 in PA, #3,104 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Steel Valley Ms (math 17% / reading 38%, grade F, #399 of 512 statewide, top 79%, 404 students, 100% FRL); Steel Valley Shs (math 57%, 400 students, 88% FRL) — zoned schools average 94% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 93 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $149k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $87,572
• List price: $149,000
• Delta: 70.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 W 16th Ave	0.45mi	3/1.0	1,384 (+4%)	7mo	$75,000	$54	66
230 E 15th Ave	0.55mi	3/1.0	1,417 (+7%)	2mo	$25,000	$18	61
366 W 13th Ave	0.28mi	2/1.0 (-1)	1,168 (-12%)	10mo	$70,000	$60	54
243 W Hazel Way	0.06mi	2/1.0 (-1)	1,156 (-13%)	22mo	$17,075	$15	52
129 E 20th Ave	0.69mi	2/1.5 (-1)	1,334 (+1%)	14mo	$136,000	$102	48
1513 West St	0.48mi	4/1.0 (+1)	1,400 (+6%)	20mo	$37,000	$26	47
600 E 14th Ave	0.70mi	3/2.0	1,472 (+11%)	0mo	$229,007	$156	45
245 E 18th Ave	0.69mi	3/1.5	1,512 (+14%)	1mo	$15,000	$10	42
227 E 15th Ave	0.53mi	2/2.0 (-1)	1,490 (+12%)	6mo	$55,000	$37	41
574 Doyle Ave	0.47mi	2/1.0 (-1)	1,472 (+11%)	17mo	$148,900	$101	40
1408 Mifflin St	0.56mi	2/2.0 (-1)	1,436 (+8%)	13mo	$160,000	$111	40
3607 Fieldstone Dr	0.67mi	3/2.0	1,464 (+10%)	10mo	$275,555	$188	39

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,798
• Equity at exit: $22,216

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $19,018
• Equity at exit: $12,883

Cash invested: $41,720 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 93
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$781
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $231

Break-even live

Break-even rent $1,236

Max offer price $149,000

Occupancy floor 80%

Sensitivity live

Price	-10% $315	-5% $273	+0% $231	+5% $189	+10% $147
Rent	-10% $110	-5% $171	+0% $231	+5% $291	+10% $352
Rate	-1.0pp $306	-0.5pp $269	base $231	+0.5pp $192	+1.0pp $153

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	18d	1	0.28mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	18d	1	0.28mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	45d	1	0.66mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	45d	1	0.78mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	25d	1	0.79mi
611 E Waterfront Dr Homestead, PA	1.0–2.0	1.0–2.5	1149	$2,605	$2.27	0d	9	0.93mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	25d	1	1.07mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	45d	1	1.19mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	23d	1	1.19mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	16d	1	1.20mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	5d	1	1.29mi
6581 Rosemoor St Pittsburgh, PA	3.0	2.5	1752	$2,800	$1.60	14d	1	1.41mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	45d	1	1.42mi

Listing history 25 events

1. 2026-06-21
   days on market $149,000 Active 117 DOM
2. 2026-06-18
   days on market $149,000 Active 114 DOM
3. 2026-06-17
   days on market $149,000 Active 113 DOM
4. 2026-06-16
   days on market $149,000 Active 112 DOM
5. 2026-06-15
   days on market $149,000 Active 111 DOM
6. 2026-06-13
   days on market $149,000 Active 109 DOM
7. 2026-06-09
   days on market $149,000 Active 105 DOM
8. 2026-06-08
   days on market $149,000 Active 104 DOM
9. 2026-06-07
   days on market $149,000 Active 103 DOM
10. 2026-06-05
    days on market $149,000 Active 100 DOM
11. 2026-06-03
    days on market $149,000 Active 99 DOM
12. 2026-06-02
    days on market $149,000 Active 98 DOM
13. 2026-06-01
    days on market $149,000 Active 97 DOM
14. 2026-05-31
    days on market $149,000 Active 96 DOM
15. 2026-05-19
    price $149,000 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

16. 2026-05-11
    status Active 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

17. 2026-04-06
    historical Contingent 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

18. 2026-02-23
    listed $150,000 Active 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

19. 2013-06-11
    soldstatus $29,900 237-char remark

    Show marketing remark (237 chars)

    Nice corner property with yard Newer windows Updated Electric and Plumbing Covered patio off kitchen great for grilling Extra parking space next to garage Commode in basement Comfortable home close to everything at a reasonable price

20. 2013-06-11
    price $34,900 237-char remark

    Show marketing remark (237 chars)

    Nice corner property with yard Newer windows Updated Electric and Plumbing Covered patio off kitchen great for grilling Extra parking space next to garage Commode in basement Comfortable home close to everything at a reasonable price

21. 2013-04-02
    listed $29,900 237-char remark

    Show marketing remark (237 chars)

    Nice corner property with yard Newer windows Updated Electric and Plumbing Covered patio off kitchen great for grilling Extra parking space next to garage Commode in basement Comfortable home close to everything at a reasonable price

22. 2010-12-15
    listed $36,900
23. 2009-07-21
    price $29,900
24. 2009-07-21
    soldstatus $27,500
25. 2009-05-22
    listed $27,500

ⓘ 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: $1,595 · $133/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$380/yr (+$32/mo · 23.8%)

ⓘ 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: $18,339
• − Mortgage interest: −$8,346
• − Property taxes: −$1,595
• − Insurance: −$745
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$4,335
• Taxable income: $384
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,679/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — West Homestead

• Score: 77/100
• State rank: #353
• US rank: #3104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Homestead, PA
• County: Allegheny County · 1,022,028 people
• City population: 17,999
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+441.8% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $149,000 West Penn MLS
• 2026-05-11 Relisted — West Penn MLS
• 2026-04-06 Contingent — West Penn MLS
• 2026-02-23 Listed $150,000 West Penn MLS
• 2013-06-11 Price Changed $34,900 West Penn MLS
• 2013-06-11 Sold (MLS) $29,900 West Penn MLS
• 2013-04-02 Listed $29,900 West Penn MLS
• 2010-12-15 Listed $36,900 West Penn MLS
• 2009-07-21 Sold (MLS) $27,500 West Penn MLS
• 2009-07-21 Price Changed $29,900 West Penn MLS
• 2009-05-22 Listed $27,500 West Penn MLS

Property tax history

+3.3%/yr

Latest (2026): $1,595 · +3.4% YoY. Source: county tax records.