3300 Liberty Way · Liberty, PA 15133

$119,000

4 bd · 2.0 ba · 2,132 sqft · MultiFamily public records · 44 Days on market

Built 1910 10,389 sqft lot $56/sqft · 39% below area Est $194k · 39% 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 +22.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• DSCR +7.2/10.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Frame construction; Asphalt roof; Built on a foundation (baseline details not specified)
• Exterior features: Lot dimensions approximately 81 x 95 x 100 x 138

Interior

• Kitchen: Stove; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Vinyl flooring; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $119k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.2% 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.
• Market conditions: 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 44 days — a 3% lower offer ($115k) 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1910 — 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 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?
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: 1.17% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

• ARV (median comp): $193,718
• List price: $119,000
• Delta: -38.57%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 2.11×
• Total profit: $37,085
• Equity at exit: $64,013

10-year hold

• IRR: 18.4%
• Equity multiple: 4.09×
• Total profit: $102,803
• 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 →

ZIP-level market 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $201

Break-even live

Break-even rent $1,143

Max offer price $119,000

Occupancy floor 81%

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
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	8d	1	1.05mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	24d	1	1.38mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	24d	1	1.40mi

Listing history 28 events

1. 2026-06-18
   days on market $119,000 Active 44 DOM
2. 2026-06-17
   days on market $119,000 Active 43 DOM
3. 2026-06-16
   days on market $119,000 Active 42 DOM
4. 2026-06-15
   days on market $119,000 Active 41 DOM
5. 2026-06-13
   days on market $119,000 Active 39 DOM
6. 2026-06-13
   days on market $119,000 Active 38 DOM
7. 2026-06-09
   days on market $119,000 Active 35 DOM
8. 2026-06-08
   days on market $119,000 Active 34 DOM
9. 2026-06-07
   days on market $119,000 Active 33 DOM
10. 2026-06-05
    days on market $119,000 Active 30 DOM
11. 2026-06-03
    days on market $119,000 Active 29 DOM
12. 2026-06-02
    days on market $119,000 Active 28 DOM
13. 2026-06-01
    days on market $119,000 Active 27 DOM
14. 2026-05-31
    days on market $119,000 Active 26 DOM
15. 2026-05-05
    listed $119,000 Active 530-char remark
16. 2025-08-04
    price $175,000 560-char remark

    Show marketing remark (560 chars)

    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.

17. 2025-04-28
    price $180,000 560-char remark

    Show marketing remark (560 chars)

    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.

18. 2025-03-27
    price $185,000 560-char remark

    Show marketing remark (560 chars)

    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.

19. 2025-03-20
    price $199,000 560-char remark

    Show marketing remark (560 chars)

    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.

20. 2025-02-19
    listed $210,000 Active 560-char remark

    Show marketing remark (560 chars)

    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.

21. 2006-03-24
    soldstatus $16,000

    Show marketing remark (145 chars)

    PRESENT COND. SALE. PROOF OF FUNDS, PREQUAL. PRESENT COND, COPY OF HM CK REQUIRED. CORP ADDENDUMS APPLY. CALL B4 SHOW-FAX OFFERS TO 412-351-8885.

22. 2006-03-16
    soldstatus $16,000
23. 2006-02-13
    listed $16,900

    Show marketing remark (145 chars)

    PRESENT COND. SALE. PROOF OF FUNDS, PREQUAL. PRESENT COND, COPY OF HM CK REQUIRED. CORP ADDENDUMS APPLY. CALL B4 SHOW-FAX OFFERS TO 412-351-8885.

24. 1994-12-30
    soldstatus $40,000
25. 1994-12-22
    soldstatus $40,000
26. 1994-12-22
    soldstatus $40,000
27. 1994-09-28
    listed $49,900
28. 1980-12-01
    soldstatus $39,000

ⓘ 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: $16,767
• − Mortgage interest: −$6,666
• − Property taxes: −$2,750
• − Insurance: −$595
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,462
• Taxable income: $612
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $2,266/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: 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

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 · 1,022,028 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: 94.0

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 (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%

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

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

+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.