101 Mcgovern Blvd · Leetsdale, PA 15046

$300,000

4 bd · 3.0 ba · — sqft · MultiFamily · 214 Days on market

Good condition 6,534 sqft lot

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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 +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This Well-Maintained Mixed-Use Building Offers A Unique Investment Opportunity With Both Commercial And Residential Spaces. The Two Apartments Have Been Extensively Renovated, Featuring Brand-New Kitchens And Bathrooms. Both Units Offer Access To A Shared Laundry Room And Off-Street Parking On Prospect Street, And Are Currently Leased, Providing Immediate Rental Income - The Commercial Space Benefits From High Visibility Along McGovern Blvd. (Route 51), With A Convenient Garage Door For Easy Loading And Unloading - Recent Upgrades Include New Electrical Feeds To The Sign Pole, Enhancing Signage Visibility And New Gas Line To Building. With Flexible Zoning, The Commercial Space Is Ideal For A Variety Of Uses, Including Retail Or Office, Offering Endless Potential.

Key facts

• Flexible zoning
• Brand-new bathrooms
• New electrical feeds

Tags

• EXTENSIVELY RENOVATED
• BRAND-NEW KITCHENS
• BRAND-NEW BATHROOMS
• OFF-STREET PARKING
• NEW ELECTRICAL FEEDS
• FLEXIBLE ZONING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (0.4% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#102 in PA, #745 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: health & safety D+, amenities F.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 16 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $103,176
• List price: $300,000
• Delta: 190.76%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.16×
• Total profit: $181,731
• Equity at exit: $270,264

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $520,867
• Equity at exit: $582,834

Cash invested: $84,000 (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 15046

• Home prices YoY: 13.5%
• Active inventory: 16
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $2,988 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $287

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 85%

Sensitivity live

Price	-10% $495	-5% $391	+0% $287	+5% $184	+10% $80
Rent	-10% $51	-5% $169	+0% $287	+5% $405	+10% $523
Rate	-1.0pp $438	-0.5pp $364	base $287	+0.5pp $210	+1.0pp $130

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,988
Total (2 units)			$2,988

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Beaver St Leetsdale, PA	3.0	1.0	1766	$1,350	$0.76	2d	1	0.81mi
128 River Ridge Dr Coraopolis, PA	4.0	3.0	2691	$3,495	$1.30	44d	1	1.30mi
121 Locust St Ambridge, PA	2.0–3.0	1.0	875	$1,250	$1.43	2d	3	1.40mi

Listing history 15 events

1. 2026-06-21
   days on market $300,000 Active 214 DOM
2. 2026-06-18
   days on market $300,000 Active 211 DOM
3. 2026-06-17
   days on market $300,000 Active 210 DOM
4. 2026-06-16
   days on market $300,000 Active 209 DOM
5. 2026-06-15
   days on market $300,000 Active 208 DOM
6. 2026-06-13
   days on market $300,000 Active 206 DOM
7. 2026-06-09
   days on market $300,000 Active 202 DOM
8. 2026-06-08
   days on market $300,000 Active 201 DOM
9. 2026-06-07
   days on market $300,000 Active 200 DOM
10. 2026-06-05
    days on market $300,000 Active 197 DOM
11. 2026-06-03
    days on market $300,000 Active 196 DOM
12. 2026-06-02
    days on market $300,000 Active 195 DOM
13. 2026-06-01
    days on market $300,000 Active 194 DOM
14. 2026-05-31
    days on market $300,000 Active 193 DOM
15. 2025-11-18
    listed $300,000 Active 773-char remark

    Show marketing remark (773 chars)

    This Well-Maintained Mixed-Use Building Offers A Unique Investment Opportunity With Both Commercial And Residential Spaces. The Two Apartments Have Been Extensively Renovated, Featuring Brand-New Kitchens And Bathrooms. Both Units Offer Access To A Shared Laundry Room And Off-Street Parking On Prospect Street, And Are Currently Leased, Providing Immediate Rental Income - The Commercial Space Benefits From High Visibility Along McGovern Blvd. (Route 51), With A Convenient Garage Door For Easy Loading And Unloading - Recent Upgrades Include New Electrical Feeds To The Sign Pole, Enhancing Signage Visibility And New Gas Line To Building. With Flexible Zoning, The Commercial Space Is Ideal For A Variety Of Uses, Including Retail Or Office, Offering Endless Potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,856
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,868
• − Management: −$2,868
• − Depreciation: −$8,727
• Taxable loss: −$1,413
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $3,787/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained mixed-use building offers a unique investment opportunity with both commercial and residential spaces. The two apartments have been extensively renovated, featuring brand-new kitchens and bathrooms. Both units offer access to a shared laundry room and off-street parking on Prospect Street, and are currently leased, providing immediate rental income.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more tenants/investors.
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and can attract more tenants/investors.
• Both New lighting fixtures — Modern lighting enhances the property's visual appeal and can attract more tenants/investors.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more tenants/investors. ↑
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and can attract more tenants/investors. ↑
• Both New lighting fixtures — Modern lighting enhances the property's visual appeal and can attract more tenants/investors. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — Leetsdale

• Score: 84/100
• State rank: #102
• US rank: #745

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

• City population: 1,034
• Population (ZIP): 2,310

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 7% Serbian 4% Lithuanian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% 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: ▲ 28.48%
• Current HPI: 239.0511
• 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

1 event — show timeline

• 2025-11-18 Listed $300,000 West Penn MLS