507 Hunters Path Rd #12 · Lawrence, PA 15017

$93,000

1 bd · 1.0 ba · 920 sqft · Condo public records · 5 Days on market

Built 1974

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Why this score? — see what drove the D+ 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 +11.2/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hunting Ridge one bedroom condo * Access to pool, basketball court, tennis court, walking trails and clubhouse. Excellent bus transportation. Close to Rt 19 a & I79.Laundry in building. One small pet permitted. Building has front & back entrances * Water & Sewer charges included in condo fee

Key facts

• Basketball courts
• Access to a pool
• Playground

Tags

• TOP-TIER SCHOOL DISTRICT
• ACCESS TO A POOL
• PLAYGROUND
• BASKETBALL COURTS
• SCENIC WALKING TRAILS
• LAUNDRY ROOM LOCATED OUTSIDE

Property features AI

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Small lot (approximately 0.02 acres); Common lot dimensions

Interior

• Kitchen: Kitchen on main level; Stove; Microwave; Refrigerator; Dishwasher; Garbage disposal; Some electric appliances
• Flooring: Hardwood; Tile; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Entry/foyer; Laundry on main level; Six total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $93k.

Deal economics

• At list price, monthly cash flow is $-35 ($-424/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).

Location & tenants

• Location reads 65/100 on livability (#1,164 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• 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: 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).
• This rent is only 17% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $93,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-17,070
• Equity at exit: $13,867

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-16,751
• Equity at exit: $8,041

Cash invested: $26,040 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$39
• HOA est. from 1 same-building comp: −$327
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-35

Break-even live

Break-even rent $1,286

Max offer price $86,765

Occupancy floor 98%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Garden Apartment Dr Apt 14 Bridgeville, PA	2.0	1.0	787	$1,150	$1.46	43d	1	0.41mi
2469 Brook Ledge Rd Unit A24 Bridgeville, PA	2.0	1.0	920	$1,200	$1.30	43d	1	0.43mi
200 Kerry CT McMurray, PA	1.0–2.0	1.0–2.0	954	$1,620	$1.70	1d	22	0.85mi
2565 Boyce Plaza Rd Upper St Clair, PA	1.0–2.0	1.0–2.0	990	$1,455	$1.47	1d	19	0.85mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewerpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-14
   listed $93,000 Active 647-char remark
2. 2023-08-08
   soldstatus $96,000
3. 2015-03-10
   price $32,000 309-char remark

   Show marketing remark (309 chars)

   Hunting Ridge one bedroom condo * Access to pool, basketball court, tennis court, walking trails and clubhouse. Excellent bus transportation. Close to Rt 19 a & I79.Laundry in building. One small pet permitted. Building has front & back entrances * Water & Sewer charges included in condo fee

4. 2015-03-09
   price $39,900 309-char remark

   Show marketing remark (309 chars)

   Hunting Ridge one bedroom condo * Access to pool, basketball court, tennis court, walking trails and clubhouse. Excellent bus transportation. Close to Rt 19 a & I79.Laundry in building. One small pet permitted. Building has front & back entrances * Water & Sewer charges included in condo fee

5. 2015-03-09
   soldstatus $32,000 309-char remark

   Show marketing remark (309 chars)

   Hunting Ridge one bedroom condo * Access to pool, basketball court, tennis court, walking trails and clubhouse. Excellent bus transportation. Close to Rt 19 a & I79.Laundry in building. One small pet permitted. Building has front & back entrances * Water & Sewer charges included in condo fee

6. 2015-01-29
   listed $39,900 309-char remark

   Show marketing remark (309 chars)

   Hunting Ridge one bedroom condo * Access to pool, basketball court, tennis court, walking trails and clubhouse. Excellent bus transportation. Close to Rt 19 a & I79.Laundry in building. One small pet permitted. Building has front & back entrances * Water & Sewer charges included in condo fee

7. 2014-10-09
   listed $42,900

   Show marketing remark (304 chars)

   Hunting Ridge one bedroom condo. Access to pool, basketball, tennis, walking trails & clubhouse. Excellent bus transportation. Close to Rt. 19 & I-79. Laundry in building. One small pet permitted. Building has front & back entrances. Water & Sewer charges included in condo fee.

8. 2012-08-09
   soldstatus $45,000
9. 2012-08-09
   price $49,900
10. 2012-07-07
    listed $45,000

ⓘ 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: $1,949 · $162/mo
• Projected year-2 tax: $1,949 · $162/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 ≥97°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: $14,895
• − Mortgage interest: −$5,209
• − Property taxes: −$1,949
• − Insurance: −$465
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − HOA: −$3,924
• − Depreciation: −$2,705
• Taxable loss: −$1,741
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $-6/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 — Lawrence

• Score: 65/100
• State rank: #1164
• US rank: #13465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 1,205
• 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

+106.7% since first listed

12 events — show timeline

• 2026-06-15 Sold (MLS) $93,000 West Penn MLS
• 2026-05-19 Pending — West Penn MLS
• 2026-05-14 Listed $93,000 West Penn MLS
• 2023-08-08 Sold (Public Records) $96,000 Public Records
• 2015-03-10 Price Changed $32,000 West Penn MLS
• 2015-03-09 Sold (MLS) $32,000 West Penn MLS
• 2015-03-09 Price Changed $39,900 West Penn MLS
• 2015-01-29 Listed $39,900 West Penn MLS
• 2014-10-09 Listed $42,900 West Penn MLS
• 2012-08-09 Sold (MLS) $45,000 West Penn MLS
• 2012-08-09 Price Changed $49,900 West Penn MLS
• 2012-07-07 Listed $45,000 West Penn MLS

Property tax history

+5.5%/yr

Latest (2026): $1,949 · +2.6% YoY. Source: county tax records.