1719 Vance Ave · Coraopolis, PA 15108

$199,900

3 bd · 2.5 ba · 1,915 sqft · SingleFamily public records · 1 Days on market

Built 1925 8,232 sqft lot Est $205k · at est.

---

Why this score? — see what drove the D- 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 +10.1/30.0
• ARV discount +8.6/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

First time on the market in nearly 50 years, this lovingly maintained brick home sits on a desirable double lot and is full of the character and craftsmanship that simply aren't found in newer construction. The covered front porch welcomes you into a tiled entry and a warm, inviting living room anchored by a fireplace with tile surround and flanked by beautiful built-in cabinetry. An adjacent sunroom bathes in natural light providing the perfect spot for morning coffee or curling up with a good book. Entertain with ease in the spacious dining room, then make your way into the kitchen, which offers an abundance of wood cabinetry, a dedicated pantry cabinet, and a convenient desk area. The ad

Key facts

• Covered front porch
• Tiled entry
• Living room

Tags

• BRICK HOME
• DOUBLE LOT
• COVERED FRONT PORCH
• TILED ENTRY
• LIVING ROOM
• FIREPLACE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 3-story brick home; Resale property; Asphalt roof
• Construction: Brick construction
• Exterior features: Lot dimensions approx. 55 x 147 x 56 x 147

Interior

• Kitchen: Kitchen on main level (approx. 19x11); Stove; Refrigerator; Dishwasher; Disposal
• Bedrooms: Upper-level bedrooms (three listed) including rooms approx. 15x12, 12x10, and 15x12; Additional upper bedroom approx. 12x11; Lower-level game room approx. 20x18; Main-level bonus room approx. 11x8
• Flooring: Hardwood; Tile; Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Gas hot water heating; Central air conditioning
• Interior features: Partially finished walk-out basement; Fireplace (1)
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.7% below list).
• Recommended offer: $169k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#193 in PA, #1,621 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities B+.
• Cornell SD (suburban): math 16% / reading 39% proficiency, ranked #461 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $33k; list at $200k implies a 506% 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 $168,532 (15.7% 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. 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. 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?
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: 0.84% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $204,905
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 George	0.06mi	3/1.5	1,984 (+4%)	9mo	$275,000	$139	80
1702 Vance Ave	0.05mi	4/2.0 (+1)	1,857 (-3%)	14mo	$265,000	$143	74
1520 4th Ave	0.25mi	4/2.0 (+1)	1,972 (+3%)	4mo	$295,000	$150	73
1525 State Ave	0.19mi	3/1.0	2,076 (+8%)	0mo	$223,600	$108	71
718 George St	0.06mi	4/1.5 (+1)	1,825 (-5%)	18mo	$155,000	$85	65
1312 Hiland Ave	0.43mi	3/2.0	2,018 (+5%)	6mo	$216,500	$107	64
1324 Hiland Ave	0.40mi	3/2.0	1,694 (-12%)	8mo	$225,900	$133	54
1050 Rose Ave	0.69mi	3/2.5	2,040 (+6%)	10mo	$215,000	$105	48
1050 Vance Ave	0.67mi	3/1.5	1,755 (-8%)	5mo	$112,000	$64	47
1223 4th Ave	0.52mi	4/2.0 (+1)	2,093 (+9%)	15mo	$95,000	$45	40
705 Maple St	0.37mi	4/1.0 (+1)	1,664 (-13%)	24mo	$157,500	$95	30

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.32×
• Total profit: $-37,864
• Equity at exit: $29,806

10-year hold

• IRR: -9.4%
• Equity multiple: 0.39×
• Total profit: $-34,191
• Equity at exit: $17,284

Cash invested: $55,972 (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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$317 /mo · $3,806/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-117

Break-even live

Break-even rent $1,834

Max offer price $179,163

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 State Ave Coraopolis, PA	3.0	2.0	1456	$1,500	$1.03	7d	1	0.12mi
1865 Montour St Coraopolis, PA	3.0	1.5	1360	$1,499	$1.10	23d	1	0.37mi
1865 Montour St Coraopolis, PA	3.0	1.5	1360	$1,499	$1.10	43d	1	0.37mi
105 Broadway St Coraopolis, PA	3.0	1.5	1672	$1,799	$1.08	7d	1	0.62mi
1669 Charlton Heights Rd Coraopolis, PA	3.0	2.5	1738	$2,500	$1.44	17d	1	1.19mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $199,900 Active 1 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: $3,806 · $317/mo
• Projected year-2 tax: $3,806 · $317/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 · 19 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: $20,224
• − Mortgage interest: −$11,198
• − Property taxes: −$3,806
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,815
• Taxable loss: −$4,831
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $-249/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: Cornell SD
• NCES district ID: 4206810
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $36,558
• Composite: 22.75/100
• National rank: #8032
• State rank: #461 of 539 in PA

Livability — Coraopolis

• Score: 80/100
• State rank: #193
• US rank: #1621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coraopolis, PA
• County: Allegheny County · 1,022,028 people
• City population: 42,799
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

+505.8% since first listed

2 events — show timeline

• 2026-06-17 Listed $199,900 West Penn MLS
• 1976-07-08 Sold (Public Records) $33,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $3,806 · +2.8% YoY. Source: county tax records.