128 Carnegie Ave · Clairton, PA 15025

$85,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 87 Days on market

Built 1930 4,491 sqft lot $76/sqft · 15% above area Est $74k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated home offers a great primary residence of investment. The spacious first floor offers a comfortable living room, formal dining room and kitchen. With three upstairs bedrooms, this home was renovated in 2024-2025 and is presently tenant occupied. The re is a large covered front porch for relaxing and alley access to the off street parking in the rear.

Key facts

• Alley access
• Spacious first floor
• Formal dining room

Tags

• SPACIOUS FIRST FLOOR
• COMFORTABLE LIVING ROOM
• FORMAL DINING ROOM
• LARGE COVERED FRONT PORCH
• ALLEY ACCESS
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,308 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D+, schools F.
• Clairton City SD (suburban): math 7% / reading 21% proficiency, ranked #520 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.58% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.54%
• DSCR: 1.91
• GRM: 5.3

CMA / ARV

• ARV (median comp): $73,624
• List price: $85,000
• Delta: 15.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Walnut Ave	0.21mi	3/1.0	1,100 (-1%)	4mo	$70,000	$64	86
412 N 4th St	0.24mi	3/1.0	1,080 (-3%)	13mo	$77,000	$71	73
811 N State	0.15mi	2/1.0 (-1)	960 (-14%)	6mo	$35,000	$36	61
526 State Route 885	0.28mi	3/2.0	992 (-11%)	5mo	$152,000	$153	60
320 N 3rd	0.29mi	3/1.0	1,024 (-8%)	22mo	$73,000	$71	55
423 N 3rd St	0.21mi	2/2.0 (-1)	1,050 (-6%)	23mo	$99,500	$95	52
1035 Ohio Ave	0.61mi	3/1.0	1,134 (+2%)	24mo	$80,000	$71	49
1040 Indiana Ave	0.64mi	3/2.0	1,160 (+4%)	14mo	$138,500	$119	47
1029 Pennsylvania Ave	0.37mi	2/1.0 (-1)	1,000 (-10%)	18mo	$63,000	$63	46
934 Vermont Ave	0.74mi	3/1.0	1,056 (-5%)	16mo	$20,000	$19	44
1007 N 6th St	0.36mi	3/2.0	1,250 (+12%)	19mo	$87,500	$70	43
1036 Indiana Ave	0.65mi	3/1.5	1,256 (+13%)	19mo	$95,000	$76	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.81×
• Total profit: $19,327
• Equity at exit: $12,674

10-year hold

• IRR: 30.6%
• Equity multiple: 4.48×
• Total profit: $82,786
• Equity at exit: $7,349

Cash invested: $23,800 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$446
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $407

Break-even live

Break-even rent $828

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Carnegie Ave Clairton, PA	3.0	1.0	1404	$1,295	$0.92	43d	1	0.10mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	43d	1	0.26mi
231 Connecticut Ave Clairton, PA	3.0	1.0	1064	$1,150	$1.08	43d	1	0.30mi
441 Ohio Ave Clairton, PA	2.0	1.0	852	$950	$1.12	20d	1	0.33mi
1044 Delaware Ave Glassport, PA	3.0	1.0	1200	$1,350	$1.12	20d	1	0.66mi
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,395	$1.08	23d	1	0.88mi
701-703 Waddell Ave Clairton, PA	4.0	1.0	1200	$1,850	$1.54	1d	1	1.00mi
642 Ohio Ave Unit 1 Glassport, PA	2.0	1.0	700	$1,200	$1.71	43d	1	1.07mi
526 Ohio Ave Unit 3 Glassport, PA	2.0	1.0	800	$900	$1.12	43d	1	1.22mi
505 Wylie Ave Clairton, PA	2.0	1.0	791	$1,500	$1.90	1d	1	1.30mi
511 Payne Hill Rd Clairton, PA	1.0–3.0	1.0–2.0	1026	$1,900	$1.85	1d	1	1.37mi
350 Wylie Ave Unit 1 Clairton, PA	2.0	1.0	1152	$1,050	$0.91	43d	1	1.42mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	43d	1	1.44mi
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	10d	1	1.48mi
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	1d	1	1.48mi

Listing history 11 events

1. 2026-06-09
   days on market $85,000 Active 87 DOM
2. 2026-06-08
   days on market $85,000 Active 86 DOM
3. 2026-06-07
   days on market $85,000 Active 85 DOM
4. 2026-06-05
   days on market $85,000 Active 82 DOM
5. 2026-06-03
   days on market $85,000 Active 81 DOM
6. 2026-06-02
   days on market $85,000 Active 80 DOM
7. 2026-06-01
   days on market $85,000 Active 79 DOM
8. 2026-05-31
   days on market $85,000 Active 78 DOM
9. 2026-05-01
   price $85,000 359-char remark

   Show marketing remark (359 chars)

   Updated home offers a great primary residence of investment. The spacious first floor offers a comfortable living room, formal dining room and kitchen. With three upstairs bedrooms, this home was renovated in 2024-2025 and is presently tenant occupied. The re is a large covered front porch for relaxing and alley access to the off street parking in the rear.

10. 2026-03-14
    listed $99,900 Active 359-char remark

    Show marketing remark (359 chars)

    Updated home offers a great primary residence of investment. The spacious first floor offers a comfortable living room, formal dining room and kitchen. With three upstairs bedrooms, this home was renovated in 2024-2025 and is presently tenant occupied. The re is a large covered front porch for relaxing and alley access to the off street parking in the rear.

11. 2012-06-27
    listed $49,900 211-char remark

    Show marketing remark (211 chars)

    hy rent when you can own this adorable 3 bedroom home located in Wilson. Enjoy your morning coffee on the front porch. This well maintained home would be great for any family. Call today! Home warranty included

ⓘ 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: $2,071 · $173/mo
• Projected year-2 tax: $2,071 · $173/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 ≥98°F today · 19 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: $16,117
• − Mortgage interest: −$4,761
• − Property taxes: −$2,071
• − Insurance: −$425
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,473
• Taxable income: $3,808
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $3,974/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: Clairton City SD
• NCES district ID: 4206030
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $30,250
• Composite: 11.0/100
• National rank: #9742
• State rank: #520 of 539 in PA

Livability — Clairton

• Score: 63/100
• State rank: #1308
• US rank: #16085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clairton, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,939
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% Spanish 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+70.3% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $85,000 West Penn MLS
• 2026-03-14 Listed $99,900 West Penn MLS
• 2012-06-27 Listed $49,900 West Penn MLS

Property tax history

+16.0%/yr

Latest (2026): $2,071 · +11.0% YoY. Source: county tax records.