8179 Ohio River Blvd #36 #36 · Emsworth, PA 15202

$90,000

2 bd · 1.0 ba · 925 sqft · Condo public records · 3 Days on market

Built 1984 $347/mo HOA · 32% of rent

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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 +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready! Just bring your furniture! New carpet, freshly painted, open concept living room/dining room combo. Plenty of natural light shines through the large sliding glass doors that leads out to the newly refinished private balcony. Kitchen has beautiful light all wooden cabinetry and pass through breakfast bar. HOA includes, gas, water, sewer, garbage and all exterior maintenance, the only utility you have to pay for is electric. Laundry room in each building, storage locker and assigned parking spot come with this centrally located condo just off RT. 65. You are also close to shopping, restaurants, and on the bus line and minutes to downtown Pittsburgh. If you are ready to make a move in the new year don't let this one slip away!

Key facts

• Strong accessibility
• Quiet rear building
• Private balcony

Tags

• STRONG ACCESSIBILITY
• IMMEDIATE ACCESS TO BUSINESSES
• QUIET REAR BUILDING
• LUSH COMMUNAL LAWN
• DEDICATED PARKING SPACE
• PRIVATE BALCONY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (21.6% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $71k (21.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#117 in PA, #909 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: health & safety D, amenities F.
• Avonworth SD (suburban): math 56% / reading 73% proficiency, ranked #39 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Avonworth El Sch (math 58% / reading 73%, grade B+, #241 of 1,518 statewide, top 16%, 612 students, 13% FRL); Avonworth Ms (math 48% / reading 73%, grade B+, #39 of 512 statewide, top 8%, 307 students, 15% FRL); Avonworth Hs (math 67%, 564 students, 11% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 79 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $38k; list at $90k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $70,574 (21.6% below list)

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.25×
• Total profit: $-18,958
• Equity at exit: $13,419

10-year hold

• IRR: -7.8%
• Equity multiple: 0.43×
• Total profit: $-14,299
• Equity at exit: $7,782

Cash invested: $25,200 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 79
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$472
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$38
• HOA: −$347
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-110

Break-even live

Break-even rent $1,221

Max offer price $70,574

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-84	+0% $-110	+5% $-135	+10% $-161
Rent	-10% $-195	-5% $-153	+0% $-110	+5% $-67	+10% $-24
Rate	-1.0pp $-65	-0.5pp $-87	base $-110	+0.5pp $-133	+1.0pp $-157

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Lowry St Emsworth, PA	1.0	1.0	575	$850	$1.48	45d	1	0.13mi
8228 Ohio River Blvd Pittsburgh, PA	2.0	1.0	620	$1,100	$1.77	45d	1	0.15mi
5 Memorial Dr Emsworth, PA	1.0–2.0	1.0	810	$1,295	$1.60	45d	1	0.39mi
16 Marie Ave Unit 1 Avalon, PA	1.0	1.0	800	$1,050	$1.31	21d	1	1.26mi
419 Florence Ave #2 Pittsburgh, PA	3.0	1.0	1116	$1,250	$1.12	14d	1	1.41mi

HOA detail condo

• Monthly dues: $347 · $4,164/yr
• Likely covers: watersewertrashgaselectricexterior maint.parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-26
   status Pending
2. 2026-04-23
   listed $90,000 Active
3. 2025-06-12
   price $112,000 748-char remark

   Show marketing remark (748 chars)

   Move in ready! Just bring your furniture! New carpet, freshly painted, open concept living room/dining room combo. Plenty of natural light shines through the large sliding glass doors that leads out to the newly refinished private balcony. Kitchen has beautiful light all wooden cabinetry and pass through breakfast bar. HOA includes, gas, water, sewer, garbage and all exterior maintenance, the only utility you have to pay for is electric. Laundry room in each building, storage locker and assigned parking spot come with this centrally located condo just off RT. 65. You are also close to shopping, restaurants, and on the bus line and minutes to downtown Pittsburgh. If you are ready to make a move in the new year don't let this one slip away!

4. 2025-01-18
   listed $116,000 Active 748-char remark

   Show marketing remark (748 chars)

   Move in ready! Just bring your furniture! New carpet, freshly painted, open concept living room/dining room combo. Plenty of natural light shines through the large sliding glass doors that leads out to the newly refinished private balcony. Kitchen has beautiful light all wooden cabinetry and pass through breakfast bar. HOA includes, gas, water, sewer, garbage and all exterior maintenance, the only utility you have to pay for is electric. Laundry room in each building, storage locker and assigned parking spot come with this centrally located condo just off RT. 65. You are also close to shopping, restaurants, and on the bus line and minutes to downtown Pittsburgh. If you are ready to make a move in the new year don't let this one slip away!

5. 1985-07-08
   soldstatus $37,973

ⓘ 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: $1,302 · $108/mo
• Projected year-2 tax: $1,362 · $113/mo
• Expected delta: +$60/yr (+$5/mo · 4.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,987
• − Mortgage interest: −$5,041
• − Property taxes: −$1,302
• − Insurance: −$450
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − HOA: −$4,164
• − Depreciation: −$2,618
• Taxable loss: −$2,666
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $-680/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: Avonworth SD
• NCES district ID: 4202820
• Math proficiency: 56% ▼ -7.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $79,063
• Composite: 57.52/100
• National rank: #1068
• State rank: #39 of 539 in PA

Livability — Emsworth

• Score: 83/100
• State rank: #117
• US rank: #909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emsworth, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

+137.0% since first listed

5 events — show timeline

• 2026-04-26 Pending — West Penn MLS
• 2026-04-23 Listed $90,000 West Penn MLS
• 2025-06-12 Price Changed $112,000 West Penn MLS
• 2025-01-18 Listed $116,000 West Penn MLS
• 1985-07-08 Sold (Public Records) $37,973 Public Records

Property tax history

+2.7%/yr

Latest (2026): $1,302 · +5.5% YoY. Source: county tax records.