229 Freeport Rd · Arnold, PA 15030

$85,000

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 47 Days on market

Built 1940 7,501 sqft lot $57/sqft · 28% below area Est $118k · 28% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

Awesome investment Opportunity! Solid brick home in East Deer Township. Bring your tools and vision to transform this space to your liking.

Key facts

• Local amenities
• Solid brick home
• 7,501 sq ft lot

Tags

• SOLID BRICK HOME
• EAST DEER TOWNSHIP LOCATION
• STRONG INVESTMENT POTENTIAL
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Annual taxes approximately $1,201

Exterior

• Parking: Assigned parking
• Home design: 2-story building
• Exterior features: Lot approximately 0.172 acres; Resale property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Gas heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,212 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Deer Lakes SD (suburban): math 39% / reading 59% proficiency, ranked #182 of 539 in PA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Union Intrmd Sch (math 37% / reading 61%, grade D, #712 of 1,518 statewide, top 47%, 377 students, 49% FRL); Deer Lakes Ms (math 36% / reading 58%, grade D+, #163 of 512 statewide, top 33%, 422 students, 38% FRL); Deer Lakes Hs (math 52%, 583 students, 28% FRL) — zoned schools average 38% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $65k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.45% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.84%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $118,411
• List price: $85,000
• Delta: -28.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Freeport	0.00mi	2/1.0 (-1)	1,496 (0%)	20mo	$20,000	$13	79
421 Freeport Rd	0.28mi	3/1.0	1,416 (-5%)	2mo	$110,000	$78	76
414 Marion St	0.24mi	3/2.0	1,344 (-10%)	4mo	$184,000	$137	64
128 Yost Dr	0.51mi	3/2.5	1,478 (-1%)	9mo	$270,000	$183	60
555 Marion St	0.47mi	4/2.0 (+1)	1,553 (+4%)	6mo	$65,000	$42	58
1249 Leishman Ave	0.73mi	3/1.0	1,444 (-4%)	10mo	$30,571	$21	52
252 Catalpa St	0.71mi	3/2.0	1,434 (-4%)	5mo	$26,500	$18	51
511 Marion St	0.37mi	2/2.0 (-1)	1,356 (-9%)	15mo	$123,000	$91	46
1240 Leishman Ave	0.75mi	4/1.5 (+1)	1,500 (+0%)	23mo	$149,900	$100	38
1327 Kenneth Ave	0.67mi	3/1.0	1,668 (+12%)	24mo	$63,500	$38	30

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: 12.0%
• Equity multiple: 1.47×
• Total profit: $11,297
• Equity at exit: $12,674

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $42,160
• Equity at exit: $7,349

Cash invested: $23,800 (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 15030

• Home prices YoY: -3.5%
• Active inventory: 2
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$446
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $393

Break-even live

Break-even rent $736

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $442	-5% $417	+0% $393	+5% $369	+10% $345
Rent	-10% $296	-5% $345	+0% $393	+5% $442	+10% $491
Rate	-1.0pp $436	-0.5pp $415	base $393	+0.5pp $371	+1.0pp $349

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Woodmont Ave New Kensington, PA	3.0	1.0	1250	$1,100	$0.88	12d	1	0.87mi
542 5th Ave Unit 1 New Kensington, PA	2.0	1.0	890	$825	$0.93	25d	1	0.96mi
826 North St New Kensington, PA	4.0	1.5	1250	$1,495	$1.20	0d	1	1.07mi
915 Evans St New Kensington, PA	3.0	2.0	1152	$1,295	$1.12	45d	1	1.16mi
1134 Strawn Ave New Kensington, PA	3.0	1.0	1084	$1,500	$1.38	45d	1	1.40mi

Listing history 23 events

1. 2026-06-21
   days on market $85,000 Active 47 DOM
2. 2026-06-18
   days on market $85,000 Active 44 DOM
3. 2026-06-17
   days on market $85,000 Active 43 DOM
4. 2026-06-16
   days on market $85,000 Active 42 DOM
5. 2026-06-15
   days on market $85,000 Active 41 DOM
6. 2026-06-13
   days on market $85,000 Active 39 DOM
7. 2026-06-09
   days on market $85,000 Active 35 DOM
8. 2026-06-08
   days on market $85,000 Active 34 DOM
9. 2026-06-07
   days on market $85,000 Active 33 DOM
10. 2026-06-05
    days on market $85,000 Active 30 DOM
11. 2026-06-03
    days on market $85,000 Active 29 DOM
12. 2026-06-02
    days on market $85,000 Active 28 DOM
13. 2026-06-01
    days on market $85,000 Active 27 DOM
14. 2026-05-31
    days on market $85,000 Active 26 DOM
15. 2026-05-05
    listed $85,000 Active 633-char remark
16. 2024-09-05
    soldstatus $64,600
17. 2024-08-23
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Awesome investment Opportunity! Solid brick home in East Deer Township. Bring your tools and vision to transform this space to your liking.

18. 2024-08-19
    soldstatus $8,500 Closed 139-char remark

    Show marketing remark (139 chars)

    Awesome investment Opportunity! Solid brick home in East Deer Township. Bring your tools and vision to transform this space to your liking.

19. 2024-07-18
    historical Contingent 139-char remark

    Show marketing remark (139 chars)

    Awesome investment Opportunity! Solid brick home in East Deer Township. Bring your tools and vision to transform this space to your liking.

20. 2024-07-11
    price $10,000 139-char remark

    Show marketing remark (139 chars)

    Awesome investment Opportunity! Solid brick home in East Deer Township. Bring your tools and vision to transform this space to your liking.

21. 2024-06-27
    listed $15,000 Active 139-char remark

    Show marketing remark (139 chars)

    Awesome investment Opportunity! Solid brick home in East Deer Township. Bring your tools and vision to transform this space to your liking.

22. 2004-12-15
    soldstatus $12,500
23. 1982-04-22
    soldstatus $18,500

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$71/yr (+$6/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,805
• − Mortgage interest: −$4,761
• − Property taxes: −$1,201
• − Insurance: −$425
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,473
• Taxable income: $3,576
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,863/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: Deer Lakes SD
• NCES district ID: 4207540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $57,944
• Composite: 42.64/100
• National rank: #3183
• State rank: #182 of 539 in PA

Livability — Arnold

• Score: 64/100
• State rank: #1212
• US rank: #14318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,044

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% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Slovak 6% Lithuanian 3%
• Foreign-born: 2% · Canada, South Korea, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -6.59%
• Current HPI: 183.3853
• 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

+359.5% since first listed

9 events — show timeline

• 2026-05-05 Listed $85,000 West Penn MLS
• 2024-09-05 Sold (Public Records) $64,600 Public Records
• 2024-08-23 Pending — West Penn MLS
• 2024-08-19 Sold (MLS) $8,500 West Penn MLS
• 2024-07-18 Contingent — West Penn MLS
• 2024-07-11 Price Changed $10,000 West Penn MLS
• 2024-06-27 Listed $15,000 West Penn MLS
• 2004-12-15 Sold (Public Records) $12,500 Public Records
• 1982-04-22 Sold (Public Records) $18,500 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,201 · +0.0% YoY. Source: county tax records.