545 Boquet St · Carnegie, PA 15106

$12,500

2 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 3 Days on market

Built 1890 2,927 sqft lot ↓ 17% since listing

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHY Rent when you can own Handy man special Lots of Potential!! 2 bedroom full bath living room dinning room kitchen hardwood floors Great view of Carnegie from front porch .

Key facts

• Covered front porch
• Easy access to i-376
• Original woodwork

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• ORIGINAL WOODWORK
• EASY ACCESS TO I-376
• WELL-CONNECTED LOCATION

Property features AI

Finance

• Financial info: Assessed value $52,600; Annual tax amount $2,285

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story building
• Construction: Built on a 0.0672-acre lot
• Exterior features: Property listed as resale

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Cap rate 103.8% vs local median 5.1% in Carnegie — 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 86/100 on livability (#55 in PA, #344 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D.
• Carlynton SD (suburban): math 29% / reading 52% proficiency, ranked #352 of 539 in PA (top 65%) — 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $86 of loan paydown is wiped out by about $375 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,500

Questions for the listing agent

1. Built in 1890 — 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: 11.16% ✓
• Cap rate: 103.82%
• Cash-on-cash: 348.31%
• DSCR: 16.50
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $163,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
559 Boquet St	0.04mi	3/2.0 (+1)	1,288 (+6%)	7mo	$185,568	$144	74
134 Boroview Ave	0.56mi	2/1.0	1,206 (-1%)	4mo	$40,000	$33	69
13 Annabelle St	0.36mi	2/1.0	1,282 (+5%)	7mo	$103,300	$81	69
843 Library Ave	0.43mi	3/2.0 (+1)	1,257 (+3%)	3mo	$233,000	$185	63
307 1st Ave	0.47mi	3/1.5 (+1)	1,335 (+9%)	3mo	$182,500	$137	53
509 Alter St	0.70mi	3/1.5 (+1)	1,287 (+6%)	2mo	$105,000	$82	50
520 6th Ave	0.71mi	2/1.0	1,084 (-11%)	4mo	$145,000	$134	45
505 Noblestown Rd	0.69mi	3/1.5 (+1)	1,296 (+6%)	6mo	$93,900	$72	45
239 Marshall Ave	0.49mi	3/2.0 (+1)	1,050 (-14%)	3mo	$246,000	$234	43
430 Newkirk St	0.62mi	2/2.5	1,362 (+12%)	4mo	$160,000	$117	42
995 Forsythe Rd	0.73mi	3/2.0 (+1)	1,350 (+11%)	4mo	$169,000	$125	36
139 Grienbrier Dr	0.69mi	3/2.0 (+1)	1,388 (+14%)	5mo	$287,000	$207	32

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: —
• Equity multiple: 19.92×
• Total profit: $66,224
• Equity at exit: $1,864

10-year hold

• IRR: —
• Equity multiple: 45.65×
• Total profit: $156,273
• Equity at exit: $1,081

Cash invested: $3,500 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$66
• Tax est. 1.5%: −$16 /mo · $188/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $1,016

Break-even live

Break-even rent $109

Max offer price $12,500

Occupancy floor 22%

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: $3,125
• Closing costs: $375
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Washington Ave Carnegie, PA	1.0–2.0	1.0–2.0	1026	$1,638	$1.60	2d	11	0.39mi
851 Kennedy St Carnegie, PA	3.0	1.0	1100	$1,800	$1.64	23d	1	0.48mi
312 Midland Ave Carnegie, PA	3.0	1.0	1332	$1,400	$1.05	43d	1	0.59mi
303 Lexington Ct Carnegie, PA	2.0	1.0	1144	$1,200	$1.05	10d	1	0.59mi
457 Carothers Ave Unit 6 Carnegie, PA	1.0	1.0	700	$850	$1.21	7d	1	0.60mi
230 Magazine St Unit 2 Carnegie, PA	2.0	1.0	1200	$1,295	$1.08	43d	1	0.70mi
622 Logan St Unit 2 Carnegie, PA	2.0	1.0	700	$1,055	$1.51	23d	1	0.75mi
1640 Ellsworth Ave Unit 2 Heidelberg, PA	2.0	1.0	750	$1,125	$1.50	17d	1	1.10mi
135 Greenbriar Dr Pittsburgh, PA	3.0	1.0	950	$1,550	$1.63	4d	1	1.14mi
523 Grant Ave Fl 2 Carnegie, PA	1.0	1.0	1000	$1,100	$1.10	43d	1	1.17mi
700 Mansfield Ave Pittsburgh, PA	2.0	1.0–2.0	633	$1,465	$2.31	7d	2	1.18mi
300 Chatham Park Dr Pittsburgh, PA	3.0	1.0–2.5	890	$1,705	$1.92	2d	49	1.34mi
301 Chatham Park Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	772	$1,789	$2.32	1d	15	1.34mi
6 Woodlawn St Apt 2 Crafton, PA	1.0	1.0	725	$895	$1.23	43d	1	1.46mi
1900 Tee Ct Presto, PA	1.0–3.0	1.0–2.0	981	$1,756	$1.79	1d	9	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $12,500 Active 3 DOM
2. 2026-06-17
   days on market $12,500 Active 2 DOM
3. 2026-06-15
   remarks 643-char remark
4. 2026-06-15
   listed $12,500 Active 1 DOM

ⓘ 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 ≥97°F today · 17 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: $16,744
• − Mortgage interest: −$700
• − Property taxes: −$188
• − Insurance: −$62
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$364
• Taxable income: $12,751
• Est. tax owed @ 24.0%: −$3,060
• After-tax cash flow: $9,131/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: Carlynton SD
• NCES district ID: 4205040
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $46,249
• Composite: 34.46/100
• National rank: #5192
• State rank: #352 of 539 in PA

Livability — Carnegie

• Score: 86/100
• State rank: #55
• US rank: #344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carnegie, PA
• County: Allegheny County · 1,022,028 people
• City population: 19,244
• 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

-16.7% since first listed

6 events — show timeline

• 2026-06-15 Listed $12,500 West Penn MLS
• 2015-02-09 Sold (Public Records) $19,000 Public Records
• 2015-02-06 Sold (MLS) $19,000 West Penn MLS
• 2014-08-19 Listed $19,000 West Penn MLS
• 2010-10-13 Sold (Public Records) $11,000 Public Records
• 1992-05-28 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $2,285 · +1.2% YoY. Source: county tax records.