1435 2nd St · Natrona Heights, PA 15065

$140,000

2 bd · 1.5 ba · 1,145 sqft · SingleFamily public records · 3 Days on market

Built 1925 4,791 sqft lot Est $166k · 16% under

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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 +14.6/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home. All brand new carpet and vinyl floors. Freshly painted throughout home. Vinyl thermopane windows. Level lot. Alley in rear. Newer roof, central air, hot water tank and wiring. 1 car detached garage plus 2 off street parking spaces in rear.

Key facts

• Attached bonus space
• Off street parking
• Large backyard

Tags

• LARGE BACKYARD
• DETACHED GARAGE
• OFF STREET PARKING
• ATTACHED BONUS SPACE
• FULL BASEMENT
• PLUMBED FOR BATHROOM

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Concrete construction; Asphalt roof
• Exterior features: Lot approximately 0.11 acres; Lot dimensions about 40 x 120

Interior

• Kitchen: Microwave
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Window screens and window treatments; Full basement with walk-up access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $44 ($525/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (2.5% below list).
• Recommended offer: $136k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in Natrona Heights — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highlands El Sch (math 31% / reading 50%, grade F, #938 of 1,518 statewide, top 62%, 610 students, 100% FRL); Highlands Ms (math 24% / reading 47%, grade F, #317 of 512 statewide, top 63%, 652 students, 100% FRL); Highlands Shs (math 52% / reading 75%, grade B-, #68 of 437 statewide, top 15%, 713 students, 90% FRL) — zoned schools average 97% FRL vs 56% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $80k; list at $140k implies a 75% 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 $136,471 (2.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.97% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $166,025
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1522 3rd St	0.16mi	2/1.0	1,133 (-1%)	6mo	$135,000	$119	84
1438 4th St	0.10mi	2/1.0	1,032 (-10%)	1mo	$176,000	$171	76
1116 Idaho Ave	0.13mi	3/1.0 (+1)	1,008 (-12%)	1mo	$93,000	$92	66
1219 Fairmont Ave	0.44mi	2/1.5	1,061 (-7%)	9mo	$166,000	$156	60
1209 Union Ave	0.46mi	2/1.0	1,082 (-6%)	9mo	$132,000	$122	60
1210 Fairmont Ave	0.46mi	3/1.5 (+1)	1,228 (+7%)	3mo	$185,000	$151	59
1103 Dallas Ave	0.44mi	2/1.5	1,310 (+14%)	0mo	$229,000	$175	55
1408 Princeton Ave	0.68mi	3/2.5 (+1)	1,088 (-5%)	1mo	$182,250	$168	50
1275 11th Ave	0.56mi	3/2.0 (+1)	1,068 (-7%)	7mo	$155,000	$145	50
1318 Pennsylvania Ave	0.68mi	3/1.5 (+1)	1,243 (+9%)	1mo	$149,000	$120	48
1304 Harvard Ave	0.72mi	3/1.0 (+1)	1,183 (+3%)	9mo	$85,000	$72	46
1025 Union Ave	0.72mi	2/1.0	1,308 (+14%)	10mo	$130,000	$99	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-19,840
• Equity at exit: $20,874

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-13,439
• Equity at exit: $12,105

Cash invested: $39,200 (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 15065

• Home prices YoY: -19.3%
• Active inventory: 30
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$734
• Tax from tax record: −$242 /mo · $2,903/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $44

Break-even live

Break-even rent $1,309

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $123	-5% $83	+0% $44	+5% $4	+10% $-36
Rent	-10% $-64	-5% $-10	+0% $44	+5% $98	+10% $152
Rate	-1.0pp $114	-0.5pp $79	base $44	+0.5pp $7	+1.0pp $-29

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	3d	1	0.45mi
1715 State St Natrona Heights, PA	2.0	2.0	1007	$1,300	$1.29	3d	1	0.48mi
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	3d	1	0.81mi
1017 Lilac St Natrona Heights, PA	2.0	1.0	875	$900	$1.03	3d	1	0.87mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	3d	1	0.94mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	45d	1	0.94mi
728 9th Ave Brackenridge, PA	1.0	1.0	1050	$900	$0.86	23d	1	1.23mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	16d	1	1.34mi
1127 Highland St Unit 2 Tarentum, PA	1.0	1.0	700	$800	$1.14	25d	1	1.35mi

Listing history 8 events

1. 2026-06-01
   status $140,000 Pending 3 DOM
2. 2026-05-31
   days on market $140,000 Active 3 DOM
3. 2026-05-28
   listed $140,000 Active
4. 2019-11-21
   soldstatus $79,900
5. 2019-11-19
   soldstatus $79,900 Sold 259-char remark

   Show marketing remark (259 chars)

   Great starter home. All brand new carpet and vinyl floors. Freshly painted throughout home. Vinyl thermopane windows. Level lot. Alley in rear. Newer roof, central air, hot water tank and wiring. 1 car detached garage plus 2 off street parking spaces in rear.

6. 2019-11-15
   status Under Contract 259-char remark

   Show marketing remark (259 chars)

   Great starter home. All brand new carpet and vinyl floors. Freshly painted throughout home. Vinyl thermopane windows. Level lot. Alley in rear. Newer roof, central air, hot water tank and wiring. 1 car detached garage plus 2 off street parking spaces in rear.

7. 2019-10-09
   historical Contingent 259-char remark

   Show marketing remark (259 chars)

   Great starter home. All brand new carpet and vinyl floors. Freshly painted throughout home. Vinyl thermopane windows. Level lot. Alley in rear. Newer roof, central air, hot water tank and wiring. 1 car detached garage plus 2 off street parking spaces in rear.

8. 2019-10-04
   listed $79,900 Active 259-char remark

   Show marketing remark (259 chars)

   Great starter home. All brand new carpet and vinyl floors. Freshly painted throughout home. Vinyl thermopane windows. Level lot. Alley in rear. Newer roof, central air, hot water tank and wiring. 1 car detached garage plus 2 off street parking spaces in rear.

ⓘ 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: $2,903 · $242/mo
• Projected year-2 tax: $2,903 · $242/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 ≥98°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: $16,377
• − Mortgage interest: −$7,842
• − Property taxes: −$2,903
• − Insurance: −$700
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,073
• Taxable loss: −$1,761
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $947/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Natrona Heights

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

Census & demographics

• Census place: Natrona Heights, PA
• Population (ZIP): 10,927

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 18% Serbian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -60.64%
• Current HPI: 252.9355
• Rent YoY: —
• Metro: —
• 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

+75.2% since first listed

6 events — show timeline

• 2026-05-28 Listed $140,000 West Penn MLS
• 2019-11-21 Sold (Public Records) $79,900 Public Records
• 2019-11-19 Sold (MLS) $79,900 West Penn MLS
• 2019-11-15 Pending — West Penn MLS
• 2019-10-09 Contingent — West Penn MLS
• 2019-10-04 Listed $79,900 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $2,903 · +0.0% YoY. Source: county tax records.