3300 Liberty Way · Liberty, PA 15133

$119,000

4 bd · 2.0 ba · 2,132 sqft · SingleFamily public records · 95 Days on market

Built 1910 Fair condition 10,389 sqft lot $56/sqft · 43% below area Est $209k · 43% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.3/10.0
• Appreciation +7.3/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Great Invesstment Opportunity! This duplex has an upper two-bedroom, one bathroom apartment with a large diningroom and kitchen. The master bedroom has a beautifully detailed fireplace mantel and the second bedroom has a large walk-in closet. There is a seperate door and steps that you walk right up into an attic that has ample storage space. The lower level apartment is occupied and has the same set up except for the attic area. This home is located in a small town community which has many local stores, public schools close by and public transportation.

Key facts

• New furnace
• Off street parking
• Washer dryer

Tags

• OFF STREET PARKING
• CENTRAL HEAT AND A/C
• REFRIGERATOR
• GAS RANGE
• WASHER DRYER
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.7% in Liberty — 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 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Allegheny El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 578 students, 100% FRL); South Allegheny Ms (math 8% / reading 42%, grade F, #418 of 512 statewide, top 82%, 313 students, 100% FRL); South Allegheny Hs (math 37% / reading 24%, grade F, #344 of 437 statewide, top 79%, 484 students, 84% FRL) — zoned schools average 94% FRL vs 47% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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

• In year one you build about $6k of equity ($823 loan paydown + $5k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $16k; list at $119k implies a 644% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.23% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (median comp): $209,468
• List price: $119,000
• Delta: -43.19%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2628 Washington Blvd	0.93mi	3/2.5 (-1)	2,124 (-0%)	9mo	$280,000	$132	50
216 Bellbridge Rd	0.87mi	4/2.0	2,222 (+4%)	10mo	$253,000	$114	49
2617 C St	0.57mi	4/2.0	2,204 (+3%)	23mo	$225,000	$102	49
2302-2304 Walnut St #2302	1.03mi	4/2.0	1,846 (-13%)	5mo	$133,790	$72	38
310 30th St	1.05mi	4/1.0	1,980 (-7%)	23mo	$68,500	$35	30
403 25th St	1.12mi	4/1.5	1,800 (-16%)	11mo	$30,000	$17	28
323 24th St	1.10mi	3/1.0 (-1)	1,764 (-17%)	10mo	$134,900	$76	23
1626 Gray St	1.03mi	4/1.0	1,844 (-14%)	23mo	$137,000	$74	20

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.22×
• Total profit: $40,693
• Equity at exit: $64,013

10-year hold

• IRR: 19.9%
• Equity multiple: 4.32×
• Total profit: $110,593
• Equity at exit: $107,746

Cash invested: $33,320 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $499,900 ($190/sqft)
• Median days on market: 98 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -48.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15133

• Home prices YoY: 2.1%
• Active inventory: 63
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $258

Break-even live

Break-even rent $1,143

Max offer price $119,000

Occupancy floor 77%

Sensitivity live

Price	-10% $325	-5% $291	+0% $258	+5% $224	+10% $190
Rent	-10% $142	-5% $200	+0% $258	+5% $316	+10% $374
Rate	-1.0pp $318	-0.5pp $288	base $258	+0.5pp $227	+1.0pp $195

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: $29,750
• Closing costs: $3,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	46d	1	1.05mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$997	$0.71	35d	1	1.38mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	73d	1	1.40mi
623 Long Run Rd McKeesport, PA	3.0	3.0	3000	$1,875	$0.62	11d	1	1.41mi

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: 2-story homeResale property
• Construction: Frame constructionAsphalt roofBuilt on a foundation (baseline details not specified)
• Exterior features: Lot dimensions approximately 81 x 95 x 100 x 138

Interior

• Kitchen: StoveRefrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: Vinyl flooringBasement
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-08-08
   days on market $119,000 Active 95 DOM
2. 2026-08-07
   days on market $119,000 Active 94 DOM
3. 2026-08-06
   days on market $119,000 Active 93 DOM
4. 2026-08-05
   days on market $119,000 Active 92 DOM
5. 2026-08-04
   days on market $119,000 Active 91 DOM
6. 2026-08-03
   days on market $119,000 Active 90 DOM
7. 2026-07-31
   days on market $119,000 Active 87 DOM
8. 2026-07-30
   days on market $119,000 Active 85 DOM
9. 2026-07-28
   days on market $119,000 Active 84 DOM
10. 2026-07-26
    days on market $119,000 Active 82 DOM
11. 2026-07-24
    days on market $119,000 Active 80 DOM
12. 2026-07-23
    days on market $119,000 Active 79 DOM
13. 2026-07-22
    days on market $119,000 Active 78 DOM
14. 2026-07-21
    days on market $119,000 Active 77 DOM
15. 2026-07-20
    days on market $119,000 Active 76 DOM
16. 2026-07-18
    days on market $119,000 Active 74 DOM
17. 2026-07-18
    days on market $119,000 Active 73 DOM
18. 2026-07-16
    days on market $119,000 Active 72 DOM
19. 2026-07-15
    days on market $119,000 Active 71 DOM
20. 2026-07-14
    days on market $119,000 Active 70 DOM
21. 2026-07-13
    days on market $119,000 Active 69 DOM
22. 2026-07-13
    days on market $119,000 Active 68 DOM
23. 2026-07-11
    days on market $119,000 Active 67 DOM
24. 2026-07-10
    days on market $119,000 Active 66 DOM
25. 2026-07-09
    days on market $119,000 Active 65 DOM
26. 2026-07-07
    days on market $119,000 Active 63 DOM
27. 2026-07-06
    days on market $119,000 Active 62 DOM
28. 2026-07-05
    days on market $119,000 Active 61 DOM
29. 2026-07-03
    days on market $119,000 Active 59 DOM
30. 2026-07-02
    days on market $119,000 Active 58 DOM
31. 2026-07-01
    days on market $119,000 Active 57 DOM
32. 2026-06-30
    days on market $119,000 Active 56 DOM
33. 2026-06-29
    days on market $119,000 Active 55 DOM
34. 2026-06-28
    days on market $119,000 Active 54 DOM
35. 2026-06-27
    days on market $119,000 Active 53 DOM
36. 2026-06-27
    days on market $119,000 Active 52 DOM
37. 2026-06-25
    days on market $119,000 Active 50 DOM
38. 2026-06-22
    days on market $119,000 Active 48 DOM
39. 2026-06-21
    days on market $119,000 Active 47 DOM
40. 2026-06-18
    days on market $119,000 Active 44 DOM
41. 2026-06-17
    days on market $119,000 Active 43 DOM
42. 2026-06-16
    days on market $119,000 Active 42 DOM
43. 2026-06-15
    days on market $119,000 Active 41 DOM
44. 2026-06-13
    days on market $119,000 Active 39 DOM
45. 2026-06-13
    days on market $119,000 Active 38 DOM
46. 2026-06-09
    days on market $119,000 Active 35 DOM
47. 2026-06-08
    days on market $119,000 Active 34 DOM
48. 2026-06-07
    days on market $119,000 Active 33 DOM
49. 2026-06-05
    days on market $119,000 Active 30 DOM
50. 2026-06-03
    days on market $119,000 Active 29 DOM

ⓘ 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: $2,750 · $229/mo
• Projected year-2 tax: $2,750 · $229/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 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,627
• − Mortgage interest: −$6,666
• − Property taxes: −$2,750
• − Insurance: −$595
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,462
• Taxable income: $1,334
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,772/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $53,300–$95,940 screening

This property requires significant repairs and maintenance, including roof replacement, siding repair, HVAC system upgrade, and interior updates. Improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major roof — Significant damage and potential water intrusion.
• Major exterior siding — Severe peeling and chipping, indicating structural issues.
• Major flooring — Worn-out and in need of replacement.
• Major HVAC system — Old and likely inefficient, possibly requiring replacement.
• Major interior walls — Painted walls are worn and discolored, indicating poor condition and need for repainting.
• Major landscaping — Sparse and overgrown, requiring significant maintenance and landscaping improvements.

Value-add opportunities

• Both roof replacement — Fixing the roof will prevent water damage and improve the home's overall appearance. ↑
• Both exterior siding repair — Repairing the siding will improve the home's curb appeal and structural integrity. ↑
• Both HVAC system replacement — Upgrading the HVAC system will improve energy efficiency and comfort, enhancing both resale and rental value. ↑
• Both flooring replacement — Replacing worn-out flooring will improve the home's appearance and functionality. ↑
• Both interior painting — Repainting the interior walls will refresh the home's appearance and make it more appealing to potential buyers or renters. ↑
• Both landscaping improvements — Improving the landscaping will enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Schools (NCES district)

• District: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

B Composite livability gradescore 72/100

Livability — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, PA
• County: Allegheny County · 1,250,282 people
• City population: 6,139
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1%

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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: ▲ 4.52%
• Current HPI: 214.5922
• Rent YoY: —
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: 2-story homeResale property
• Construction: Frame constructionAsphalt roofBuilt on a foundation (baseline details not specified)
• Exterior features: Lot dimensions approximately 81 x 95 x 100 x 138

Interior

• Kitchen: StoveRefrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: Vinyl flooringBasement
• Laundry & utility: WasherDryer

Price history

+205.1% since first listed

14 events — show timeline

• 2026-05-05 Listed $119,000 West Penn MLS
• 2025-08-04 Price Changed $175,000 West Penn MLS
• 2025-04-28 Price Changed $180,000 West Penn MLS
• 2025-03-27 Price Changed $185,000 West Penn MLS
• 2025-03-20 Price Changed $199,000 West Penn MLS
• 2025-02-19 Listed $210,000 West Penn MLS
• 2006-03-24 Sold (MLS) $16,000 West Penn MLS
• 2006-03-16 Sold (Public Records) $16,000 Public Records
• 2006-02-13 Listed $16,900 West Penn MLS
• 1994-12-30 Sold (MLS) $40,000 West Penn MLS
• 1994-12-22 Sold (Public Records) $40,000 Public Records
• 1994-12-22 Sold (Public Records) $40,000 Public Records
• 1994-09-28 Listed $49,900 West Penn MLS
• 1980-12-01 Sold (Public Records) $39,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $2,750 · +6.0% YoY. Source: county tax records.