804 Eastman St · West Mifflin, PA 15122

$119,900

4 bd · 1.5 ba · 1,711 sqft · SingleFamily public records · 18 Days on market

Built 1917 0.48 ac lot $70/sqft · 45% below area Est $217k · 45% under

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +7.7/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity with serious upside! Solid brick 4-bedroom (one is currently captive), 1.5-bath home situated on two parcels totaling nearly half an acre—rare space and flexibility for expansion, resale, or long-term hold. Property features a 3-car detached garage, offering ample storage or additional income potential. Interior requires cosmetic updates, making it an ideal value-add project for investors or rehabbers looking to build equity. Strong bones, generous lot size, and multiple exit strategies make this a must-see addition to your portfolio.

Key facts

• Solid brick
• Two parcels
• Detached garage

Tags

• SOLID BRICK
• DETACHED GARAGE
• TWO PARCELS
• GENEROUS LOT SIZE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.2% in West Mifflin — 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 73/100 on livability (#539 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, crime D-, amenities F.
• West Mifflin Area SD (suburban): math 19% / reading 41% proficiency, ranked #443 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 6.0

CMA / ARV

• ARV (median comp): $217,198
• List price: $119,900
• Delta: -44.80%
• 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
4624 Greensprings Ave	0.25mi	3/2.0 (-1)	1,668 (-2%)	2mo	$235,000	$141	76
713 Shady Ln	0.07mi	3/2.0 (-1)	1,828 (+7%)	5mo	$120,000	$66	74
725 Eastman St	0.04mi	3/3.0 (-1)	1,549 (-10%)	5mo	$253,500	$164	67
130 Castle	0.33mi	3/2.0 (-1)	1,725 (+1%)	12mo	$240,000	$139	67
216 Commonwealth Ave	0.29mi	4/2.0	1,540 (-10%)	3mo	$218,000	$142	65
322 Constitution Ave	0.46mi	3/2.0 (-1)	1,600 (-6%)	1mo	$230,000	$144	60
4321 Everlawn St	0.30mi	3/2.5 (-1)	1,841 (+8%)	8mo	$204,500	$111	58
809 Frank St	0.58mi	3/1.5 (-1)	1,576 (-8%)	1mo	$133,000	$84	54
110 Northgate	0.27mi	4/3.5	1,880 (+10%)	11mo	$345,000	$184	54
213 Thistle Dr	0.40mi	3/2.0 (-1)	1,562 (-9%)	11mo	$310,000	$198	51
3817 Clark St	0.66mi	3/1.5 (-1)	1,644 (-4%)	12mo	$214,000	$130	48
3710 Wood St	0.70mi	3/2.0 (-1)	1,701 (-1%)	14mo	$72,850	$43	48

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,401
• Equity at exit: $17,877

10-year hold

• IRR: 6.3%
• Equity multiple: 1.48×
• Total profit: $16,004
• Equity at exit: $10,367

Cash invested: $33,572 (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 15122

• Home prices YoY: -30.4%
• Active inventory: 58
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$394 /mo · $4,732/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $233

Break-even live

Break-even rent $1,358

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Grant Avenue Ext West Mifflin, PA	3.0	2.0	1400	$1,450	$1.04	7d	1	0.87mi
800 Richford St Duquesne, PA	3.0	1.0	1300	$1,600	$1.23	23d	1	0.91mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	2d	1	1.19mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	1.29mi

Listing history 32 events

1. 2026-05-15
   status Pending 567-char remark

   Show marketing remark (567 chars)

   Investor opportunity with serious upside! Solid brick 4-bedroom (one is currently captive), 1.5-bath home situated on two parcels totaling nearly half an acre—rare space and flexibility for expansion, resale, or long-term hold. Property features a 3-car detached garage, offering ample storage or additional income potential. Interior requires cosmetic updates, making it an ideal value-add project for investors or rehabbers looking to build equity. Strong bones, generous lot size, and multiple exit strategies make this a must-see addition to your portfolio.

2. 2026-05-12
   status Active 567-char remark

   Show marketing remark (567 chars)

   Investor opportunity with serious upside! Solid brick 4-bedroom (one is currently captive), 1.5-bath home situated on two parcels totaling nearly half an acre—rare space and flexibility for expansion, resale, or long-term hold. Property features a 3-car detached garage, offering ample storage or additional income potential. Interior requires cosmetic updates, making it an ideal value-add project for investors or rehabbers looking to build equity. Strong bones, generous lot size, and multiple exit strategies make this a must-see addition to your portfolio.

3. 2026-05-05
   status Pending 567-char remark

   Show marketing remark (567 chars)

   Investor opportunity with serious upside! Solid brick 4-bedroom (one is currently captive), 1.5-bath home situated on two parcels totaling nearly half an acre—rare space and flexibility for expansion, resale, or long-term hold. Property features a 3-car detached garage, offering ample storage or additional income potential. Interior requires cosmetic updates, making it an ideal value-add project for investors or rehabbers looking to build equity. Strong bones, generous lot size, and multiple exit strategies make this a must-see addition to your portfolio.

4. 2026-04-27
   price $119,900 567-char remark

   Show marketing remark (567 chars)

   Investor opportunity with serious upside! Solid brick 4-bedroom (one is currently captive), 1.5-bath home situated on two parcels totaling nearly half an acre—rare space and flexibility for expansion, resale, or long-term hold. Property features a 3-car detached garage, offering ample storage or additional income potential. Interior requires cosmetic updates, making it an ideal value-add project for investors or rehabbers looking to build equity. Strong bones, generous lot size, and multiple exit strategies make this a must-see addition to your portfolio.

5. 2026-04-20
   listed $124,900 Active 567-char remark

   Show marketing remark (567 chars)

   Investor opportunity with serious upside! Solid brick 4-bedroom (one is currently captive), 1.5-bath home situated on two parcels totaling nearly half an acre—rare space and flexibility for expansion, resale, or long-term hold. Property features a 3-car detached garage, offering ample storage or additional income potential. Interior requires cosmetic updates, making it an ideal value-add project for investors or rehabbers looking to build equity. Strong bones, generous lot size, and multiple exit strategies make this a must-see addition to your portfolio.

6. 2020-01-10
   soldstatus $154,000
7. 2019-12-31
   soldstatus $154,000 Sold 534-char remark

   Show marketing remark (534 chars)

   Welcome home to the beautifully renovated 804 Eastman St! Every component of the home has been updated from top to bottom. This 4-bedroom home checks all the boxes when searching for your next home! Hardwood floors, new carpet, open-concept kitchen, stainless steel appliances, and a 3 car garage to boot! PLUS a newly insulated, walk-out basement, complete with a new water heater, newer furnace and AC. Located just blocks from West Mifflin high school with easy access to all the restaurants and shops the Waterfront has to offer!

8. 2019-12-24
   status Under Contract 534-char remark

   Show marketing remark (534 chars)

   Welcome home to the beautifully renovated 804 Eastman St! Every component of the home has been updated from top to bottom. This 4-bedroom home checks all the boxes when searching for your next home! Hardwood floors, new carpet, open-concept kitchen, stainless steel appliances, and a 3 car garage to boot! PLUS a newly insulated, walk-out basement, complete with a new water heater, newer furnace and AC. Located just blocks from West Mifflin high school with easy access to all the restaurants and shops the Waterfront has to offer!

9. 2019-12-02
   historical Contingent 534-char remark

   Show marketing remark (534 chars)

   Welcome home to the beautifully renovated 804 Eastman St! Every component of the home has been updated from top to bottom. This 4-bedroom home checks all the boxes when searching for your next home! Hardwood floors, new carpet, open-concept kitchen, stainless steel appliances, and a 3 car garage to boot! PLUS a newly insulated, walk-out basement, complete with a new water heater, newer furnace and AC. Located just blocks from West Mifflin high school with easy access to all the restaurants and shops the Waterfront has to offer!

10. 2019-11-07
    listed $159,000 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome home to the beautifully renovated 804 Eastman St! Every component of the home has been updated from top to bottom. This 4-bedroom home checks all the boxes when searching for your next home! Hardwood floors, new carpet, open-concept kitchen, stainless steel appliances, and a 3 car garage to boot! PLUS a newly insulated, walk-out basement, complete with a new water heater, newer furnace and AC. Located just blocks from West Mifflin high school with easy access to all the restaurants and shops the Waterfront has to offer!

11. 2019-09-23
    soldstatus $55,000
12. 2019-08-29
    soldstatus $55,000 Sold
13. 2019-07-29
    status Under Contract
14. 2019-07-21
    historical Contingent
15. 2019-06-19
    price $62,500
16. 2019-05-31
    price $67,500
17. 2019-05-30
    status Active
18. 2019-04-18
    historical Withdrawn
19. 2019-03-22
    price $72,500
20. 2019-02-22
    price $82,500
21. 2019-01-24
    price $87,500
22. 2018-12-13
    listed $92,500 Active
23. 2018-12-13
    soldstatus $4,356
24. 2018-10-18
    historical Expired
25. 2018-05-02
    price $115,000
26. 2018-03-16
    listed $124,900 Active
27. 2007-12-07
    soldstatus $118,000
28. 2007-06-21
    listed $125,000
29. 1995-06-19
    soldstatus $49,000
30. 1995-06-19
    soldstatus $49,000
31. 1995-06-16
    soldstatus $49,000
32. 1994-11-01
    listed $49,000

ⓘ 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: $4,732 · $394/mo
• Projected year-2 tax: $4,732 · $394/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 · 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: $19,842
• − Mortgage interest: −$6,716
• − Property taxes: −$4,732
• − Insurance: −$600
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$3,488
• Taxable income: $1,131
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,527/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: West Mifflin Area SD
• NCES district ID: 4225680
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,532
• Composite: 25.78/100
• National rank: #7371
• State rank: #443 of 539 in PA

Livability — West Mifflin

• Score: 73/100
• State rank: #539
• US rank: #5042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mifflin, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,816
• Metro: Pittsburgh, PA
• Population (ZIP): 18,816
• Household income: $72,485
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 334.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1% · South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -107.69%
• Current HPI: 246.2486
• Rent YoY: —
• 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

+144.7% since first listed

32 events — show timeline

• 2026-05-15 Pending — West Penn MLS
• 2026-05-12 Relisted — West Penn MLS
• 2026-05-05 Pending — West Penn MLS
• 2026-04-27 Price Changed $119,900 West Penn MLS
• 2026-04-20 Listed $124,900 West Penn MLS
• 2020-01-10 Sold (Public Records) $154,000 Public Records
• 2019-12-31 Sold (MLS) $154,000 West Penn MLS
• 2019-12-24 Pending — West Penn MLS
• 2019-12-02 Contingent — West Penn MLS
• 2019-11-07 Listed $159,000 West Penn MLS
• 2019-09-23 Sold (Public Records) $55,000 Public Records
• 2019-08-29 Sold (MLS) $55,000 West Penn MLS
• 2019-07-29 Pending — West Penn MLS
• 2019-07-21 Contingent — West Penn MLS
• 2019-06-19 Price Changed $62,500 West Penn MLS
• 2019-05-31 Price Changed $67,500 West Penn MLS
• 2019-05-30 Relisted — West Penn MLS
• 2019-04-18 Delisted — West Penn MLS
• 2019-03-22 Price Changed $72,500 West Penn MLS
• 2019-02-22 Price Changed $82,500 West Penn MLS
• 2019-01-24 Price Changed $87,500 West Penn MLS
• 2018-12-13 Sold (Public Records) $4,356 Public Records
• 2018-12-13 Listed $92,500 West Penn MLS
• 2018-10-18 Delisted — West Penn MLS
• 2018-05-02 Price Changed $115,000 West Penn MLS
• 2018-03-16 Listed $124,900 West Penn MLS
• 2007-12-07 Sold (MLS) $118,000 West Penn MLS
• 2007-06-21 Listed $125,000 West Penn MLS
• 1995-06-19 Sold (Public Records) $49,000 Public Records
• 1995-06-19 Sold (Public Records) $49,000 Public Records
• 1995-06-16 Sold (MLS) $49,000 West Penn MLS
• 1994-11-01 Listed $49,000 West Penn MLS

Property tax history

+6.8%/yr

Latest (2026): $4,732 · +3.9% YoY. Source: county tax records.