2891 Cherry St · Bethel Park, PA 15102

$65,600

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 289 Days on market

Built 1920 4,721 sqft lot $75/sqft · 53% below area ↓ 34% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

Key facts

• Unfinished basement
• Level backyard
• 4,721 sq ft lot

Tags

• BETHEL PARK SCHOOL DISTRICT
• MINER'S MEMORIAL PARK
• UNFINISHED BASEMENT
• LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.1% in Bethel Park — 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 85/100 on livability (#70 in PA, #483 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, commute F.
• Bethel Park SD (suburban): math 52% / reading 76% proficiency, ranked #50 of 539 in PA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 91 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 14% of the median local income ($109k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $454 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $34k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,728 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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: 2.00% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.82%
• DSCR: 2.37
• GRM: 4.2

CMA / ARV

• ARV (median comp): $166,380
• List price: $65,600
• Delta: -60.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2895 Hemlock St	0.22mi	2/1.5	859 (-2%)	11mo	$119,900	$140	76
5579 Clarene Dr	0.36mi	2/1.0	875 (0%)	9mo	$230,000	$263	75
2893 Maple St	0.16mi	2/1.0	941 (+8%)	7mo	$135,000	$143	74
1009 Fairview Dr	0.53mi	2/1.0	900 (+3%)	1mo	$210,000	$233	69
5583 Clarene	0.37mi	2/1.5	875 (0%)	18mo	$228,000	$261	66
5421 Brightwood Rd	0.52mi	2/1.0	953 (+9%)	2mo	$160,000	$168	59
2880 Cedar St	0.14mi	3/1.5 (+1)	989 (+13%)	13mo	$125,000	$126	54
1044 Delaware Ave	0.52mi	3/2.0 (+1)	949 (+8%)	2mo	$244,900	$258	51
1156 Logan Rd	0.69mi	2/2.0	832 (-5%)	9mo	$180,000	$216	48
1160 Logan Rd	0.71mi	2/1.0	936 (+7%)	17mo	$175,000	$187	41
3109 South Park Rd	0.51mi	2/2.0	1,000 (+14%)	14mo	$255,000	$255	37
5509 Library Rd	0.69mi	1/1.0 (-1)	960 (+10%)	16mo	$140,000	$146	33

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.24×
• Total profit: $22,802
• Equity at exit: $9,781

10-year hold

• IRR: 37.7%
• Equity multiple: 4.98×
• Total profit: $73,143
• Equity at exit: $5,672

Cash invested: $18,368 (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 15102

• Rents YoY: 5.4%
• Active inventory: 91
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$344
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $472

Break-even live

Break-even rent $716

Max offer price $65,600

Occupancy floor 59%

Sensitivity live

Price	-10% $509	-5% $490	+0% $472	+5% $453	+10% $435
Rent	-10% $368	-5% $420	+0% $472	+5% $524	+10% $575
Rate	-1.0pp $505	-0.5pp $488	base $472	+0.5pp $455	+1.0pp $437

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: $16,400
• Closing costs: $1,968
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5398 Main St Unit 11 Bethel Park, PA	1.0	1.0	600	$1,049	$1.75	44d	1	0.20mi
5398 Main St Bethel Park, PA	1.0	1.0	600	$1,049	$1.75	44d	1	0.20mi
5388 Main St Unit 11 Bethel Park, PA	1.0	1.0	600	$1,049	$1.75	44d	1	0.21mi
2898 Maple St Bethel Park, PA	2.0	1.0	1124	$1,629	$1.45	21d	1	0.22mi
5560 Library Rd Bethel Park, PA	1.0–2.0	1.0	715	$1,299	$1.82	4d	2	0.61mi
5751 Pebble Creek Ct Unit 5102 Bethel Park, PA	2.0	1.0	1100	$1,350	$1.23	44d	1	0.69mi
3 Dorchester Dr Unit 301 Bethel Park, PA	1.0	1.0	660	$1,149	$1.74	22d	1	1.39mi
5 Dorchester Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	837	$1,652	$1.97	2d	46	1.41mi
7 Dorchester Dr Unit 7-611 Pittsburgh, PA	1.0	1.0	660	$1,277	$1.93	44d	1	1.44mi

Listing history 29 events

1. 2026-06-21
   days on market $65,600 Active 289 DOM
2. 2026-06-18
   days on market $65,600 Active 286 DOM
3. 2026-06-17
   days on market $65,600 Active 285 DOM
4. 2026-06-16
   days on market $65,600 Active 284 DOM
5. 2026-06-15
   days on market $65,600 Active 283 DOM
6. 2026-06-13
   statusdays on market $65,600 Active 281 DOM
7. 2026-06-09
   days on market $65,600 Contingent 277 DOM
8. 2026-06-08
   days on market $65,600 Contingent 276 DOM
9. 2026-06-07
   days on market $65,600 Contingent 275 DOM
10. 2026-06-05
    days on market $65,600 Contingent 272 DOM
11. 2026-06-03
    days on market $65,600 Contingent 271 DOM
12. 2026-06-02
    days on market $65,600 Contingent 270 DOM
13. 2026-06-01
    days on market $65,600 Contingent 269 DOM
14. 2026-05-31
    days on market $65,600 Contingent 268 DOM
15. 2026-04-14
    status Active 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

16. 2026-03-31
    historical Contingent 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

17. 2026-03-11
    price $65,600 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

18. 2026-03-04
    status Active 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

19. 2026-02-25
    historical Contingent 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

20. 2026-02-03
    price $72,900 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

21. 2026-01-21
    status Active 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

22. 2026-01-13
    historical Contingent 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

23. 2025-12-31
    price $81,000 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

24. 2025-11-13
    price $90,000 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

25. 2025-11-05
    status Active 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

26. 2025-10-30
    historical Contingent 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

27. 2025-09-06
    status Active 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

28. 2025-09-06
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

29. 2025-09-05
    listed $100,000 Active 390-char remark

    Show marketing remark (390 chars)

    Great opportunity in the Bethel Park school district located off South Park Rd near Miner's Memorial Park. Two-bedroom, one bath 1920 framed two story with unfinished basement. Main floor has living room, kitchen, laundry room and full bath. The 2nd floor holds 2 bedrooms. Nice, level backyard. Owned by US Dept of Housing / HUD Case #442-251387 / visit HUDhomestore. gov / Uninsured / EHO

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,330 · $194/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,755
• − Mortgage interest: −$3,675
• − Property taxes: −$2,330
• − Insurance: −$328
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$1,908
• Taxable income: $4,993
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $4,462/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: Bethel Park SD
• NCES district ID: 4203510
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 76% ▼ -8.00%
• Median HH income: $67,758
• Composite: 56.0/100
• National rank: #1194
• State rank: #50 of 539 in PA

Livability — Bethel Park

• Score: 85/100
• State rank: #70
• US rank: #483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel Park, PA
• County: Allegheny County · 1,022,028 people
• City population: 30,344
• Metro: Pittsburgh, PA
• Population (ZIP): 30,344
• Household income: $108,966
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 581.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Arabic 1% Spanish 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: ▼ -227.97%
• Current HPI: 256.7682
• Rent YoY: ▲ 5.44%
• 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

-34.4% since first listed

15 events — show timeline

• 2026-04-14 Relisted — West Penn MLS
• 2026-03-31 Contingent — West Penn MLS
• 2026-03-11 Price Changed $65,600 West Penn MLS
• 2026-03-04 Relisted — West Penn MLS
• 2026-02-25 Contingent — West Penn MLS
• 2026-02-03 Price Changed $72,900 West Penn MLS
• 2026-01-21 Relisted — West Penn MLS
• 2026-01-13 Contingent — West Penn MLS
• 2025-12-31 Price Changed $81,000 West Penn MLS
• 2025-11-13 Price Changed $90,000 West Penn MLS
• 2025-11-05 Relisted — West Penn MLS
• 2025-10-30 Contingent — West Penn MLS
• 2025-09-06 Relisted — West Penn MLS
• 2025-09-06 Pending — West Penn MLS
• 2025-09-05 Listed $100,000 West Penn MLS

Property tax history

+5.3%/yr

Latest (2026): $2,330 · +48.6% YoY. Source: county tax records.