8179 Ohio River Blvd #36 #36

Emsworth, PA 15202

$90,000D-

2 bd · 1.0 ba · 925 sqft · Built 1984 · Condo · Pending · 3 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,082/mo
• Mortgage (P&I): −$472
• Tax + insurance: −$146
• HOA: −$347
• Vac / Maint / Mgmt: −$227
• Net cashflow: $-110/mo
• Annual: $-1,320/yr
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• 1% rule: 1.20%
• Cash to close: $25,200

Investor read

• This is a 2-bed/1.0-bath condo listed at $90k.
• 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).
• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $71k (21.6% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: HOA is 32% of rent.
• 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).
• 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.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.