589 Hookstown Grade Rd · Moon, PA 15108

$80,000

3 bd · 1.5 ba · 852 sqft · SingleFamily public records · 26 Days on market

Built 1955 1.09 ac lot $94/sqft · 71% below area ↓ 47% since listing

---

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 +5.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper opportunity in the Moon Area School District. This 3-bedroom, one bath home sits on a one-acre lot. With some vision and elbow grease, this property could be transformed into a charming family home or investment opportunity. This property is in need of significant repairs, but the location and lot size make it worth the effort. The house offers a crawl space foundation, with a partial basement (outside access only) located under the bedroom that was later added. Bring your tools and imagination!

Key facts

• 1.09 acre lot
• Built 1955
• Listed 25 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank
• Home design: Single-story; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Off-street parking; Lot approximately 1.087 acres

Interior

• Kitchen: Kitchen (Main level) — 11x17; Refrigerator; Stove
• Bedrooms: Bedroom (Main level) — 7x12; Bedroom (Main level) — 10x11; Bedroom (Main level) — 11x11
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Pantry; Window treatments; Partial walk-out basement
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.1%/yr); 179 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.96% ✓
• Cap rate: 23.74%
• Cash-on-cash: 62.31%
• DSCR: 3.77
• GRM: 2.8

CMA / ARV

• ARV (median comp): $273,292
• List price: $80,000
• Delta: -70.73%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 62.7%
• Equity multiple: 3.86×
• Total profit: $63,969
• Equity at exit: $11,928

10-year hold

• IRR: 67.6%
• Equity multiple: 8.28×
• Total profit: $163,045
• Equity at exit: $6,917

Cash invested: $22,400 (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: 179
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,366 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$253 /mo · $3,034/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,163

Break-even live

Break-even rent $893

Max offer price $80,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,208	-5% $1,186	+0% $1,163	+5% $1,141	+10% $1,118
Rent	-10% $976	-5% $1,070	+0% $1,163	+5% $1,257	+10% $1,350
Rate	-1.0pp $1,203	-0.5pp $1,184	base $1,163	+0.5pp $1,142	+1.0pp $1,121

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Prism Pl Moon Twp, PA	1.0–3.0	1.0–2.0	1029	$2,792	$2.71	2d	30	1.06mi
Prism Pl Moon Township, PA	1.0–2.0	1.0–2.0	945	$2,861	$3.03	2d	10	1.09mi
1500 Park Lane Dr Pittsburgh, PA	2.0	1.0–2.0	641	$1,915	$2.99	2d	1	1.18mi

Listing history 11 events

1. 2026-06-01
   days on market $80,000 Active 26 DOM
2. 2026-05-31
   days on market $80,000 Active 25 DOM
3. 2026-05-12
   price $80,000 512-char remark
4. 2026-05-04
   listed $119,900 Active 512-char remark
5. 2026-04-24
   historical Contingent 512-char remark

   Show marketing remark (512 chars)

   Fixer upper opportunity in the Moon Area School District. This 3-bedroom, one bath home sits on a one-acre lot. With some vision and elbow grease, this property could be transformed into a charming family home or investment opportunity. This property is in need of significant repairs, but the location and lot size make it worth the effort. The house offers a crawl space foundation, with a partial basement (outside access only) located under the bedroom that was later added. Bring your tools and imagination!

6. 2026-02-28
   status Active 512-char remark

   Show marketing remark (512 chars)

   Fixer upper opportunity in the Moon Area School District. This 3-bedroom, one bath home sits on a one-acre lot. With some vision and elbow grease, this property could be transformed into a charming family home or investment opportunity. This property is in need of significant repairs, but the location and lot size make it worth the effort. The house offers a crawl space foundation, with a partial basement (outside access only) located under the bedroom that was later added. Bring your tools and imagination!

7. 2026-02-20
   historical Contingent 512-char remark

   Show marketing remark (512 chars)

   Fixer upper opportunity in the Moon Area School District. This 3-bedroom, one bath home sits on a one-acre lot. With some vision and elbow grease, this property could be transformed into a charming family home or investment opportunity. This property is in need of significant repairs, but the location and lot size make it worth the effort. The house offers a crawl space foundation, with a partial basement (outside access only) located under the bedroom that was later added. Bring your tools and imagination!

8. 2026-01-14
   price $120,000 512-char remark

   Show marketing remark (512 chars)

   Fixer upper opportunity in the Moon Area School District. This 3-bedroom, one bath home sits on a one-acre lot. With some vision and elbow grease, this property could be transformed into a charming family home or investment opportunity. This property is in need of significant repairs, but the location and lot size make it worth the effort. The house offers a crawl space foundation, with a partial basement (outside access only) located under the bedroom that was later added. Bring your tools and imagination!

9. 2025-12-22
   status Active 512-char remark

   Show marketing remark (512 chars)

   Fixer upper opportunity in the Moon Area School District. This 3-bedroom, one bath home sits on a one-acre lot. With some vision and elbow grease, this property could be transformed into a charming family home or investment opportunity. This property is in need of significant repairs, but the location and lot size make it worth the effort. The house offers a crawl space foundation, with a partial basement (outside access only) located under the bedroom that was later added. Bring your tools and imagination!

10. 2025-12-07
    historical Contingent 512-char remark

    Show marketing remark (512 chars)

    Fixer upper opportunity in the Moon Area School District. This 3-bedroom, one bath home sits on a one-acre lot. With some vision and elbow grease, this property could be transformed into a charming family home or investment opportunity. This property is in need of significant repairs, but the location and lot size make it worth the effort. The house offers a crawl space foundation, with a partial basement (outside access only) located under the bedroom that was later added. Bring your tools and imagination!

11. 2025-11-09
    listed $150,000 Active 512-char remark

    Show marketing remark (512 chars)

    Fixer upper opportunity in the Moon Area School District. This 3-bedroom, one bath home sits on a one-acre lot. With some vision and elbow grease, this property could be transformed into a charming family home or investment opportunity. This property is in need of significant repairs, but the location and lot size make it worth the effort. The house offers a crawl space foundation, with a partial basement (outside access only) located under the bedroom that was later added. Bring your tools and imagination!

ⓘ 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: $3,034 · $253/mo
• Projected year-2 tax: $3,034 · $253/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 3/10 Moderate 6 d/yr ≥96°F today · 15 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: $28,388
• − Mortgage interest: −$4,481
• − Property taxes: −$3,034
• − Insurance: −$400
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$2,327
• Taxable income: $13,603
• Est. tax owed @ 24.0%: −$3,265
• After-tax cash flow: $10,693/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: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — Moon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• 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

-46.7% since first listed

12 events — show timeline

• 2026-06-01 Delisted — West Penn MLS
• 2026-05-30 Relisted — West Penn MLS
• 2026-05-25 Contingent — West Penn MLS
• 2026-05-12 Price Changed $80,000 West Penn MLS
• 2026-05-04 Listed $119,900 West Penn MLS
• 2026-04-24 Contingent — West Penn MLS
• 2026-02-28 Relisted — West Penn MLS
• 2026-02-20 Contingent — West Penn MLS
• 2026-01-14 Price Changed $120,000 West Penn MLS
• 2025-12-22 Relisted — West Penn MLS
• 2025-12-07 Contingent — West Penn MLS
• 2025-11-09 Listed $150,000 West Penn MLS

Property tax history

+4.7%/yr

Latest (2026): $3,034 · +35.7% YoY. Source: county tax records.