618 Carothers Ave · Glendale, PA 15106

$200,000

4 bd · 2.0 ba · — sqft · MultiFamily · 11 Days on market

Built 1917 Good condition 2,813 sqft lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Income-producing duplex in Scott Twp (Chartiers Valley Schools) — ideal for investors or owner occupied buyers. Both units are tenant occupied with month to month leases. Both units have been updated and are 2 bedroom and 1 bathroom each with convenient off-street parking for 4 vehicles. Unit 616: Updated in 2022 with new Kitchen, Bathroom, Floors, Paint and Furnace. Unit 618: Updated in 2017 with new Kitchen, Bathroom, Paint and Floors. Other major capital improvements include: new roof (2020), Soffit/Facia, Gutters and Downspouts in 2025 & 2026. Electrical panels are 100 amps each and the sewer line was relined in 2016. Water lines are separated between each unit and tenants p

Key facts

• Off street parking
• Sewer line relined
• Updated kitchen

Tags

• INCOME PRODUCING DUPLEX
• OFF STREET PARKING
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW ROOF
• SEWER LINE RELINED

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Gross annual rental income reported at $21,540; Reported insurance expense $923
• HOA & community: No HOA details provided

Exterior

• Parking: Off-street parking for 4 vehicles
• Security: No security details provided
• Utilities: No water, sewer, or power details provided
• Home design: Multi-family property
• Construction: Brick and frame construction; Asphalt roof
• Exterior features: Multi-zoned lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: No flooring details provided
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Unfinished basement
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive. Per door: $299/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 67 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 39% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
637 - 637 Library Ave	0.41mi	4/2.0	—	5mo	$200,000	—	64
212 Hope St	0.22mi	3/3.0 (-1)	—	9mo	$136,000	—	61
100-102 Lee St	0.26mi	5/2.0 (+1)	—	14mo	$222,000	—	59
340 Gregg St	0.27mi	3/2.0 (-1)	—	13mo	$210,000	—	59
505 Diamond Aly	0.38mi	3/2.0 (-1)	—	9mo	$208,000	—	57
312 Trimble Ave	0.65mi	4/2.0	—	2mo	$177,000	—	55
515 Orchard St	0.37mi	4/3.0	—	14mo	$250,000	—	55
306 5th Ave	0.67mi	5/3.0 (+1)	—	7mo	$300,000	—	42
111 Ramsey Ave	0.67mi	5/3.0 (+1)	—	7mo	$268,500	—	41
548 Boquet St	0.72mi	3/2.0 (-1)	—	12mo	$61,500	—	39
509 Steen St	0.68mi	4/4.0	—	16mo	$215,000	—	34
401 Franklin Ave	0.51mi	5/7.0 (+1)	—	15mo	$549,000	—	31

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.22×
• Total profit: $12,071
• Equity at exit: $29,821

10-year hold

• IRR: 17.0%
• Equity multiple: 2.55×
• Total profit: $87,056
• Equity at exit: $17,292

Cash invested: $56,000 (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 15106

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 67
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,507 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $598

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 71%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,508
Total (2 units)			$2,507

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Carothers Ave Ste 2 Carnegie, PA	3.0	1.0	1600	$1,000	$0.62	23d	1	0.14mi
851 Kennedy St Carnegie, PA	3.0	1.0	1100	$1,800	$1.64	23d	1	0.30mi
312 Midland Ave Carnegie, PA	3.0	1.0	1332	$1,400	$1.05	43d	1	0.73mi
1900 Tee Ct Presto, PA	1.0–3.0	1.0–2.0	981	$2,128	$2.17	1d	9	0.79mi
100 Branch St Carnegie, PA	3.0	1.0	1606	$1,590	$0.99	23d	1	0.88mi
356 Sunrise Dr Carnegie, PA	3.0	2.5	1728	$2,500	$1.45	23d	1	1.06mi
312 Sunrise Dr Carnegie, PA	3.0	2.5	2112	$3,200	$1.52	1d	1	1.14mi
135 Greenbriar Dr Pittsburgh, PA	3.0	1.0	950	$1,550	$1.63	4d	1	1.22mi

Listing history 2 events

1. 2026-05-22
   historical Contingent
2. 2026-05-18
   listed $200,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,084
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$5,818
• Taxable income: $4,249
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $6,161/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained and updated duplex is in good condition with recent renovations, ideal for investors or owner-occupied buyers.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve both the resale and rental value.
• Both Painting the exterior — Fresh paint can make the home more appealing to potential buyers and renters.
• Both Upgrading the front porch and steps — A well-maintained porch can increase both the resale and rental value of the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve both the resale and rental value. ↑
• Both Painting the exterior — Fresh paint can make the home more appealing to potential buyers and renters. ↑
• Both Upgrading the front porch and steps — A well-maintained porch can increase both the resale and rental value of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Glendale

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

Census & demographics

• Census place: Glendale, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,244
• Household income: $77,247
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 410.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% 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: ▼ -119.52%
• Current HPI: 255.0295
• Rent YoY: ▲ 5.45%
• 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

2 events — show timeline

• 2026-05-22 Contingent — West Penn MLS
• 2026-05-18 Listed $200,000 West Penn MLS