473 New 8th Ave · West Homestead, PA 15120

$18,500

3 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 41 Days on market

Built 1915 1,546 sqft lot $14/sqft · 79% below area ↓ 50% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This 3 bedroom, 1 bath, 1,398 square foot home is being sold as is. The property features a fenced-in yard and covered front porch. This property will need a full renovation.

Key facts

• Covered front porch
• Full renovation
• Fenced-in yard

Tags

• FENCED-IN YARD
• COVERED FRONT PORCH
• FULL RENOVATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story frame house; Resale property
• Construction: Frame construction
• Exterior features: Public transportation nearby

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $18k (3.0% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $128 of loan paydown is wiped out by about $555 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,945 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 7.83% ✓
• Cap rate: 72.20%
• Cash-on-cash: 235.37%
• DSCR: 11.47
• GRM: 1.1

CMA / ARV

• ARV (median comp): $90,143
• List price: $18,500
• Delta: -79.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 W 16th Ave	0.58mi	3/1.0	1,384 (+3%)	7mo	$75,000	$54	63
230 E 15th Ave	0.74mi	3/1.0	1,417 (+5%)	2mo	$25,000	$18	55
574 Doyle Ave	0.24mi	2/1.0 (-1)	1,472 (+9%)	17mo	$148,900	$101	54
800 Doyle Ave	0.50mi	3/1.5	1,378 (+2%)	23mo	$65,000	$47	52
3607 Fieldstone Dr	0.53mi	3/2.0	1,464 (+9%)	10mo	$275,555	$188	48
366 W 13th Ave	0.35mi	2/1.0 (-1)	1,168 (-13%)	10mo	$70,000	$60	48
1513 West St	0.64mi	4/1.0 (+1)	1,400 (+4%)	20mo	$37,000	$26	42
243 W Hazel Way	0.29mi	2/1.0 (-1)	1,156 (-14%)	22mo	$17,075	$15	39
227 E 15th Ave	0.72mi	2/2.0 (-1)	1,490 (+10%)	6mo	$55,000	$37	35

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: —
• Equity multiple: 12.41×
• Total profit: $59,103
• Equity at exit: $2,758

10-year hold

• IRR: —
• Equity multiple: 27.28×
• Total profit: $136,138
• Equity at exit: $1,600

Cash invested: $5,180 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$97
• Tax est. 1.5%: −$23 /mo · $278/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $950

Break-even live

Break-even rent $246

Max offer price $18,500

Occupancy floor 29%

Sensitivity live

Price	-10% $962	-5% $956	+0% $950	+5% $943	+10% $937
Rent	-10% $835	-5% $892	+0% $950	+5% $1,007	+10% $1,064
Rate	-1.0pp $959	-0.5pp $954	base $950	+0.5pp $945	+1.0pp $940

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: $4,625
• Closing costs: $555
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.42mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	18d	1	0.42mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	45d	1	0.59mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	45d	1	0.95mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	25d	1	0.99mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	25d	1	1.02mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	23d	1	1.26mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	5d	1	1.36mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	45d	1	1.37mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	45d	1	1.38mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	16d	1	1.39mi

Listing history 19 events

1. 2026-06-21
   days on market $18,500 Active 41 DOM
2. 2026-06-18
   days on market $18,500 Active 38 DOM
3. 2026-06-17
   price $18,500 Active 37 DOM
4. 2026-06-17
   days on market $25,000 Active 37 DOM
5. 2026-06-16
   days on market $25,000 Active 36 DOM
6. 2026-06-15
   days on market $25,000 Active 35 DOM
7. 2026-06-13
   days on market $25,000 Active 33 DOM
8. 2026-06-09
   days on market $25,000 Active 29 DOM
9. 2026-06-08
   days on market $25,000 Active 28 DOM
10. 2026-06-07
    days on market $25,000 Active 27 DOM
11. 2026-06-05
    days on market $25,000 Active 24 DOM
12. 2026-06-03
    days on market $25,000 Active 23 DOM
13. 2026-06-02
    days on market $25,000 Active 22 DOM
14. 2026-06-01
    days on market $25,000 Active 21 DOM
15. 2026-05-31
    days on market $25,000 Active 20 DOM
16. 2026-05-11
    listed $25,000 Active 174-char remark
17. 2025-12-18
    price $25,000 174-char remark

    Show marketing remark (174 chars)

    This 3 bedroom, 1 bath, 1,398 square foot home is being sold as is. The property features a fenced-in yard and covered front porch. This property will need a full renovation.

18. 2025-09-21
    price $30,000 174-char remark

    Show marketing remark (174 chars)

    This 3 bedroom, 1 bath, 1,398 square foot home is being sold as is. The property features a fenced-in yard and covered front porch. This property will need a full renovation.

19. 2025-05-16
    listed $37,000 Active 174-char remark

    Show marketing remark (174 chars)

    This 3 bedroom, 1 bath, 1,398 square foot home is being sold as is. The property features a fenced-in yard and covered front porch. This property will need a full renovation.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,375
• − Mortgage interest: −$1,036
• − Property taxes: −$278
• − Insurance: −$890
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$538
• Taxable income: $11,853
• Est. tax owed @ 24.0%: −$2,845
• After-tax cash flow: $8,550/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
• 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

-50.0% since first listed

5 events — show timeline

• 2026-06-17 Price Changed $18,500 West Penn MLS
• 2026-05-11 Listed $25,000 West Penn MLS
• 2025-12-18 Price Changed $25,000 West Penn MLS
• 2025-09-21 Price Changed $30,000 West Penn MLS
• 2025-05-16 Listed $37,000 West Penn MLS

Property tax history

+3.2%/yr

Latest (2025): $1,183 · +16.2% YoY. Source: county tax records.