809 Station St · South Fayette, PA 15082

$199,999

4 bd · 2.0 ba · 2,268 sqft · MultiFamily public records · 3 Days on market

Built 1900 4,159 sqft lot

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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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Appreciation +3.7/10.0
• Rent growth +2.5/5.0
• Livability +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: 2 units. confirmed

Listing remarks MLS

Great investment property in South Fayette School District. Two story up and down duplex located in Sturgeon with convenient access to the Panhandle trail. Each unit has 2 bedrooms, living room, kitchen & full bath. Both units have a washer and dryer in their units. All of the utilities have been separated. Nice level yard with storage shed and off street parking in the rear of the home. Solid rental history!

Key facts

• Off street parking
• On street parking
• 4,159 sq ft lot

Tags

• SOUTH FAYETTE SCHOOL DISTRICT
• ON STREET PARKING
• OFF STREET PARKING
• FRONT AND BACK DOOR ENTRANCES
• INCOME PRODUCING DUPLEX
• WELL MAINTAINED KITCHEN

Property features AI

Finance

• Financial info: Gross rental income listed as $21,600 annually; Current actual rent shown as $900 per unit; Vacancy allowance listed as $1,080

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Two-unit multi-family property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Lot zoned R2

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has one full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive. Per door: $297/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• South Fayette Township SD (suburban): math 67% / reading 85% proficiency, ranked #12 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 2 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/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 (-2.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,999

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $8,676
• Equity at exit: $33,255

10-year hold

• IRR: 12.8%
• Equity multiple: 2.06×
• Total profit: $59,318
• Equity at exit: $23,250

Cash invested: $56,000 (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 15082

• Home prices YoY: -1.1%
• Active inventory: 2
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$321 /mo · $3,851/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $593

Break-even live

Break-even rent $1,839

Max offer price $199,999

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,590
Total (2 units)			$2,590

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $199,999 Active 3 DOM
2. 2026-06-17
   days on market $199,999 Active 2 DOM
3. 2026-06-15
   remarks 647-char remark
4. 2026-06-15
   listed $199,999 Active 1 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: $3,851 · $321/mo
• Projected year-2 tax: $3,851 · $321/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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,080
• − Mortgage interest: −$11,203
• − Property taxes: −$3,851
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$5,818
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $6,100/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 Fayette Township SD
• NCES district ID: 4220580
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 85% ▼ -5.00%
• Median HH income: $74,409
• Composite: 66.61/100
• National rank: #415
• State rank: #12 of 539 in PA

Livability — South Fayette

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sturgeon, PA
• Population (ZIP): 225

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 9% English 5% Lithuanian 5%

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: ▼ -2.62%
• Current HPI: 225.916
• Rent YoY: —
• Metro: —
• 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

+73.9% since first listed

11 events — show timeline

• 2026-06-15 Listed $199,999 West Penn MLS
• 2022-04-07 Pending — West Penn MLS
• 2022-04-06 Sold (MLS) $165,000 West Penn MLS
• 2022-02-10 Contingent — West Penn MLS
• 2022-02-10 Pending — West Penn MLS
• 2022-01-18 Listed $179,000 West Penn MLS
• 2015-12-06 Delisted — West Penn MLS
• 2015-11-21 Contingent — West Penn MLS
• 2015-11-05 Price Changed $98,900 West Penn MLS
• 2015-09-06 Price Changed $109,000 West Penn MLS
• 2015-07-27 Listed $115,000 West Penn MLS

Property tax history

+5.3%/yr

Latest (2026): $3,851 · +2.6% YoY. Source: county tax records.