839 Mclaughlin Run Rd · Bridgeville, PA 15017

$159,900

4 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 16 Days on market

Built 1920 4,795 sqft lot Est $267k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment for rental! large rooms and private two tiered yard, deck /patio. .. .. .. built in shelves in bathroom, updated kitchen, new heating system, storage area ~ rear off street parking area on property for 2+ cars

Key facts

• Open concept kitchen
• Updated full bath
• Updated kitchen

Tags

• OPEN CONCEPT KITCHEN
• UPDATED KITCHEN
• UPDATED FULL BATH
• NEW WINDOWS
• UPDATED HVAC
• BACK PATIO REDONE

Property features AI

Exterior

• Parking: Built-in parking; Off-street parking; Garage with door opener; 2 parking spaces; Attached garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Concrete construction; Asphalt roof
• Exterior features: Public transportation access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Stove; Some gas appliances
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Multi-pane windows; Kitchen island
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 4.5% in Bridgeville — 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 80/100 on livability (#199 in PA, #1,745 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities A; Watch: employment C-, commute F.
• 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: 69 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,290/mo this rent would consume 45% of the median local household income ($87k/yr) (locally 454% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $160k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 2.06% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.15%
• DSCR: 2.65
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $267,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Liberty St	0.23mi	3/1.0 (-1)	1,394 (+0%)	1mo	$142,000	$102	79
674 Elizabeth St	0.35mi	3/2.0 (-1)	1,362 (-2%)	3mo	$333,500	$245	72
801 Bower Hill Rd	0.35mi	3/2.0 (-1)	1,435 (+3%)	5mo	$77,500	$54	69
285 Patterson Ave	0.55mi	3/2.0 (-1)	1,386 (-0%)	2mo	$258,000	$186	66
1325 Pesavento Dr	0.43mi	4/2.0	1,479 (+6%)	4mo	$283,000	$191	66
274 Saint Clair St	0.65mi	3/1.5 (-1)	1,404 (+1%)	1mo	$205,000	$146	61
509 Dewey Ave	0.19mi	3/1.5 (-1)	1,196 (-14%)	10mo	$230,000	$192	53
1397 Pennsylvania Ave	0.57mi	3/2.0 (-1)	1,318 (-5%)	10mo	$300,000	$228	52
1320 Main St	0.45mi	3/2.0 (-1)	1,200 (-14%)	4mo	$239,900	$200	48
1353 Bower Hill Rd	0.54mi	3/2.0 (-1)	1,600 (+15%)	0mo	$130,000	$81	45
1109 Bank St	0.44mi	3/2.5 (-1)	1,590 (+14%)	6mo	$315,000	$198	44
1415 Main St	0.62mi	3/1.5 (-1)	1,232 (-12%)	7mo	$275,000	$223	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.32×
• Total profit: $58,983
• Equity at exit: $23,842

10-year hold

• IRR: 38.5%
• Equity multiple: 4.60×
• Total profit: $161,093
• Equity at exit: $13,825

Cash invested: $44,772 (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 15017

• Home prices YoY: -31.8%
• Active inventory: 69
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,290 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$308 /mo · $3,696/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $1,331

Break-even live

Break-even rent $1,606

Max offer price $159,900

Occupancy floor 55%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Liberty St Bridgeville, PA	3.0	2.0	1200	$1,550	$1.29	43d	1	0.31mi
1477 Cook School Rd Pittsburgh, PA	3.0	2.0	1300	$5,000	$3.85	43d	1	1.16mi
1313 Star Ridge Dr Pittsburgh, PA	3.0	2.5	1693	$3,200	$1.89	1d	1	1.22mi
2200 Alpha Dr Bridgeville, PA	1.0–3.0	1.0–2.0	1016	$2,822	$2.78	1d	30	1.37mi

Listing history 29 events

1. 2026-06-18
   days on market $159,900 Active 16 DOM
2. 2026-06-17
   days on market $159,900 Active 15 DOM
3. 2026-06-16
   days on market $159,900 Active 14 DOM
4. 2026-06-15
   days on market $159,900 Active 13 DOM
5. 2026-06-13
   days on market $159,900 Active 11 DOM
6. 2026-06-09
   days on market $159,900 Active 7 DOM
7. 2026-06-08
   days on market $159,900 Active 6 DOM
8. 2026-06-07
   days on market $159,900 Active 5 DOM
9. 2026-06-05
   days on market $159,900 Active 2 DOM
10. 2026-06-03
    pricestatusdays on marketlisting id $159,900 Active 1 DOM
11. 2026-06-01
    days on market $150,000 Contingent 338 DOM
12. 2026-05-31
    days on market $150,000 Contingent 337 DOM
13. 2025-12-22
    historical Contingent
14. 2025-11-03
    price $150,000
15. 2025-09-16
    price $155,000
16. 2025-08-05
    price $159,000
17. 2025-07-16
    price $162,000
18. 2025-06-28
    listed $170,000 Active
19. 2021-02-16
    soldstatus $32,000
20. 2017-07-19
    soldstatus $42,500
21. 2017-07-13
    soldstatus $42,500 Sold 242-char remark

    Show marketing remark (242 chars)

    Great starter home or investment for rental! large rooms and private two tiered yard, deck /patio. .. .. .. built in shelves in bathroom, updated kitchen, new heating system, storage area ~ rear off street parking area on property for 2+ cars

22. 2017-04-07
    historical Contingent 242-char remark

    Show marketing remark (242 chars)

    Great starter home or investment for rental! large rooms and private two tiered yard, deck /patio. .. .. .. built in shelves in bathroom, updated kitchen, new heating system, storage area ~ rear off street parking area on property for 2+ cars

23. 2017-03-30
    price $45,000 242-char remark

    Show marketing remark (242 chars)

    Great starter home or investment for rental! large rooms and private two tiered yard, deck /patio. .. .. .. built in shelves in bathroom, updated kitchen, new heating system, storage area ~ rear off street parking area on property for 2+ cars

24. 2017-01-05
    status Active 242-char remark

    Show marketing remark (242 chars)

    Great starter home or investment for rental! large rooms and private two tiered yard, deck /patio. .. .. .. built in shelves in bathroom, updated kitchen, new heating system, storage area ~ rear off street parking area on property for 2+ cars

25. 2017-01-04
    listed $65,000 Active 242-char remark

    Show marketing remark (242 chars)

    Great starter home or investment for rental! large rooms and private two tiered yard, deck /patio. .. .. .. built in shelves in bathroom, updated kitchen, new heating system, storage area ~ rear off street parking area on property for 2+ cars

26. 2017-01-03
    historical Expired 242-char remark

    Show marketing remark (242 chars)

    Great starter home or investment for rental! large rooms and private two tiered yard, deck /patio. .. .. .. built in shelves in bathroom, updated kitchen, new heating system, storage area ~ rear off street parking area on property for 2+ cars

27. 2004-03-12
    soldstatus $17,574
28. 1993-10-05
    soldstatus $38,000
29. 1989-03-01
    soldstatus $16,500

ⓘ 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: $3,696 · $308/mo
• Projected year-2 tax: $3,696 · $308/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $39,483
• − Mortgage interest: −$8,957
• − Property taxes: −$3,696
• − Insurance: −$1,466
• − Repairs & maintenance: −$3,159
• − Management: −$3,159
• − Depreciation: −$4,652
• Taxable income: $14,395
• Est. tax owed @ 24.0%: −$3,455
• After-tax cash flow: $12,512/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: 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 — Bridgeville

• Score: 80/100
• State rank: #199
• US rank: #1745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeville, PA
• County: Allegheny County · 1,022,028 people
• City population: 17,782
• Metro: Pittsburgh, PA
• Population (ZIP): 17,782
• Household income: $86,937
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 454.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Chinese 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: ▼ -118.46%
• Current HPI: 254.0465
• 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

+809.1% since first listed

17 events — show timeline

• 2025-12-22 Contingent — West Penn MLS
• 2025-11-03 Price Changed $150,000 West Penn MLS
• 2025-09-16 Price Changed $155,000 West Penn MLS
• 2025-08-05 Price Changed $159,000 West Penn MLS
• 2025-07-16 Price Changed $162,000 West Penn MLS
• 2025-06-28 Listed $170,000 West Penn MLS
• 2021-02-16 Sold (Public Records) $32,000 Public Records
• 2017-07-19 Sold (Public Records) $42,500 Public Records
• 2017-07-13 Sold (MLS) $42,500 West Penn MLS
• 2017-04-07 Contingent — West Penn MLS
• 2017-03-30 Price Changed $45,000 West Penn MLS
• 2017-01-05 Relisted — West Penn MLS
• 2017-01-04 Listed $65,000 West Penn MLS
• 2017-01-03 Delisted — West Penn MLS
• 2004-03-12 Sold (Public Records) $17,574 Public Records
• 1993-10-05 Sold (Public Records) $38,000 Public Records
• 1989-03-01 Sold (Public Records) $16,500 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,696 · +0.0% YoY. Source: county tax records.