12 Union Ave · Crafton, PA 15205

$225,000

5 bd · 2.0 ba · 2,274 sqft · MultiFamily public records · 96 Days on market

Built 1910 4,399 sqft lot

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Why this score? — see what drove the C- 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 +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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 opportunity for investment property. Close proximity to public transportation. Tent pays electric and gas. Hardwood floors in both units with individual outdoor gathering spaces. Driveway spaces are designated for 2nd floor unit tenant.

Key facts

• Investment property
• Driveway spaces
• Hardwood floors

Tags

• INVESTMENT PROPERTY
• PUBLIC TRANSPORTATION
• HARDWOOD FLOORS
• OUTDOOR GATHERING SPACES
• DRIVEWAY SPACES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#160 in PA, #1,322 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, schools A; Watch: commute F.
• 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 (+3.4%/yr); 65 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $110k; list at $225k implies a 104% 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 $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 7.6

CMA / ARV

• ARV (median comp): $48,776
• List price: $225,000
• Delta: 361.29%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Union St	0.04mi	5/2.0	2,550 (+12%)	8mo	$46,000	$18	71

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-20,396
• Equity at exit: $33,548

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $6,160
• Equity at exit: $19,454

Cash invested: $63,000 (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 15205

• Home prices YoY: -30.7%
• Rents YoY: 3.4%
• Active inventory: 65
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$447 /mo · $5,367/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $234

Break-even live

Break-even rent $2,178

Max offer price $225,000

Occupancy floor 86%

Sensitivity live

Price	-10% $362	-5% $298	+0% $234	+5% $171	+10% $107
Rent	-10% $39	-5% $137	+0% $234	+5% $332	+10% $430
Rate	-1.0pp $348	-0.5pp $292	base $234	+0.5pp $176	+1.0pp $117

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,474
Total (2 units)			$2,475

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-15
   days on market $225,000 Active 96 DOM
2. 2026-06-13
   days on market $225,000 Active 94 DOM
3. 2026-06-09
   days on market $225,000 Active 90 DOM
4. 2026-06-08
   days on market $225,000 Active 89 DOM
5. 2026-06-07
   days on market $225,000 Active 88 DOM
6. 2026-06-05
   days on market $225,000 Active 85 DOM
7. 2026-06-03
   days on market $225,000 Active 84 DOM
8. 2026-06-02
   days on market $225,000 Active 83 DOM
9. 2026-06-01
   days on market $225,000 Active 82 DOM
10. 2026-05-31
    days on market $225,000 Active 81 DOM
11. 2026-05-07
    price $225,000 242-char remark

    Show marketing remark (242 chars)

    Great opportunity for investment property. Close proximity to public transportation. Tent pays electric and gas. Hardwood floors in both units with individual outdoor gathering spaces. Driveway spaces are designated for 2nd floor unit tenant.

12. 2026-04-11
    status Active 242-char remark

    Show marketing remark (242 chars)

    Great opportunity for investment property. Close proximity to public transportation. Tent pays electric and gas. Hardwood floors in both units with individual outdoor gathering spaces. Driveway spaces are designated for 2nd floor unit tenant.

13. 2026-03-04
    historical Contingent 242-char remark

    Show marketing remark (242 chars)

    Great opportunity for investment property. Close proximity to public transportation. Tent pays electric and gas. Hardwood floors in both units with individual outdoor gathering spaces. Driveway spaces are designated for 2nd floor unit tenant.

14. 2026-02-21
    listed $235,000 Active 242-char remark

    Show marketing remark (242 chars)

    Great opportunity for investment property. Close proximity to public transportation. Tent pays electric and gas. Hardwood floors in both units with individual outdoor gathering spaces. Driveway spaces are designated for 2nd floor unit tenant.

15. 2008-08-11
    soldstatus $110,100
16. 2008-08-08
    soldstatus $110,100 170-char remark

    Show marketing remark (170 chars)

    NEW EXTERIOR DOORS, UPDTD ELECTRIC, 3 BR UNIT HAS UPDATED BATH w/ SPATUB ALSO FRENCH DOORS OFF LIVINGRM TO COVERED PORCH, LEADED GLASS, BILT-IN BOOKCASE, MANY MP WINDOWS,

17. 2008-01-23
    listed $109,900 170-char remark

    Show marketing remark (170 chars)

    NEW EXTERIOR DOORS, UPDTD ELECTRIC, 3 BR UNIT HAS UPDATED BATH w/ SPATUB ALSO FRENCH DOORS OFF LIVINGRM TO COVERED PORCH, LEADED GLASS, BILT-IN BOOKCASE, MANY MP WINDOWS,

18. 2005-01-06
    soldstatus $105,000
19. 2004-12-31
    soldstatus $105,000
20. 2004-09-28
    listed $112,000
21. 1999-06-01
    soldstatus $87,000
22. 1999-05-26
    soldstatus $87,000
23. 1998-07-21
    listed $89,900

ⓘ 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: $5,367 · $447/mo
• Projected year-2 tax: $5,367 · $447/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 · 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: $29,700
• − Mortgage interest: −$12,603
• − Property taxes: −$5,367
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$6,545
• Taxable loss: −$693
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $2,978/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 — Crafton

• Score: 81/100
• State rank: #160
• US rank: #1322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crafton, PA
• County: Allegheny County · 1,022,028 people
• City population: 24,060
• Metro: Pittsburgh, PA
• Population (ZIP): 24,060
• Household income: $70,991
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1334.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 5% Asian 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -109.16%
• Current HPI: 246.4018
• Rent YoY: ▲ 3.40%
• 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

+150.3% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $225,000 West Penn MLS
• 2026-04-11 Relisted — West Penn MLS
• 2026-03-04 Contingent — West Penn MLS
• 2026-02-21 Listed $235,000 West Penn MLS
• 2008-08-11 Sold (Public Records) $110,100 Public Records
• 2008-08-08 Sold (MLS) $110,100 West Penn MLS
• 2008-01-23 Listed $109,900 West Penn MLS
• 2005-01-06 Sold (Public Records) $105,000 Public Records
• 2004-12-31 Sold (MLS) $105,000 West Penn MLS
• 2004-09-28 Listed $112,000 West Penn MLS
• 1999-06-01 Sold (Public Records) $87,000 Public Records
• 1999-05-26 Sold (MLS) $87,000 West Penn MLS
• 1998-07-21 Listed $89,900 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $5,367 · +0.0% YoY. Source: county tax records.