878 Bocktown Rd · South Heights, PA 15046

$180,000

2 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 55 Days on market

Built 1940 1.16 ac lot Est $246k · 27% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.5/10.0

Listing remarks

Welcome to 878 Bocktown Rd in Crescent! Situated on just over an acre, this 3 bed, 2.5 bath home offers space, functionality & great potential inside & out. A small covered front porch welcomes you into the main level featuring a cozy wood-burning fireplace, perfect for relaxing evenings. The layout flows into a bright addition filled w/ natural light, highlighted by a skylight & French doors—an ideal space for dining or entertaining. The kitchen & living areas provide a solid foundation, with mostly cosmetic updates needed to make it your own. The home also features newer windows, a roof in good condition, and mechanicals in good working order. The basement is

Key facts

• 1.16 acre lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Detached garage; Total parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation access

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Some gas appliances
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Pantry; Partial basement with walk-out access; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (33.2% below list).
• Recommended offer: $120k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.2% in South Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#368 in PA, #3,206 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• 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.
• Zoned schools: Bon Meade El Sch (math 63% / reading 77%, grade A-, #147 of 1,518 statewide, top 10%, 594 students, 16% FRL); Moon Area Lower Ms (math 41% / reading 71%, grade B-, #69 of 512 statewide, top 14%, 623 students, 30% FRL); Moon Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 1,218 students, 20% FRL).
• Market conditions: 16 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,190 (33.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $246,176
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
878 Bocktown Rd	0.00mi	3/2.5 (+1)	1,568 (0%)	1mo	$165,000	$105	88
463 Crescent Boulevard Ext	0.34mi	3/1.5 (+1)	1,596 (+2%)	15mo	$232,500	$146	61
115 Eastern Ave	0.39mi	3/2.0 (+1)	1,444 (-8%)	4mo	$155,000	$107	57
494 Crescent Boulevard Ext	0.41mi	2/1.0	1,471 (-6%)	23mo	$227,000	$154	52
279 Spring Run Rd	0.46mi	2/1.0	1,431 (-9%)	18mo	$200,000	$140	49
109 Eastern Ave	0.41mi	3/2.0 (+1)	1,456 (-7%)	14mo	$305,000	$209	48
1703 Brodhead Rd	0.45mi	3/2.0 (+1)	1,609 (+3%)	23mo	$309,000	$192	47
1763 Brodhead Rd	0.44mi	3/2.0 (+1)	1,461 (-7%)	15mo	$230,000	$157	46
570 Sautter Dr	0.21mi	3/1.5 (+1)	1,364 (-13%)	22mo	$225,000	$165	43
1216 Crescent Boulevard Ext	0.66mi	3/2.0 (+1)	1,464 (-7%)	22mo	$320,000	$219	31
749 School St	0.74mi	3/2.0 (+1)	1,344 (-14%)	8mo	$275,000	$205	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.53×
• Total profit: $76,981
• Equity at exit: $162,158

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $243,364
• Equity at exit: $349,700

Cash invested: $50,400 (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 15046

• Home prices YoY: 13.5%
• Active inventory: 16
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$262 /mo · $3,141/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-331

Break-even live

Break-even rent $1,621

Max offer price $121,496

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-280	+0% $-331	+5% $-382	+10% $-433
Rent	-10% $-426	-5% $-379	+0% $-331	+5% $-284	+10% $-236
Rate	-1.0pp $-241	-0.5pp $-285	base $-331	+0.5pp $-378	+1.0pp $-425

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-15
   historical Contingent
2. 2026-04-02
   listed $180,000 Active

ⓘ 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: $3,141 · $262/mo
• Projected year-2 tax: $3,141 · $262/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: $14,423
• − Mortgage interest: −$10,083
• − Property taxes: −$3,141
• − Insurance: −$900
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$5,236
• Taxable loss: −$7,245
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $-2,235/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 — South Heights

• Score: 77/100
• State rank: #368
• US rank: #3206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 343
• Population (ZIP): 2,310

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 7% Serbian 4% Lithuanian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 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: ▲ 28.48%
• Current HPI: 239.0511
• 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

2 events — show timeline

• 2026-04-15 Contingent — West Penn MLS
• 2026-04-02 Listed $180,000 West Penn MLS

Property tax history

+2.2%/yr

Latest (2026): $3,141 · +1.9% YoY. Source: county tax records.