17 Locust St · Etna, PA 15223

$309,000

4 bd · 4.0 ba · 3,147 sqft · Other public records · 68 Days on market

Built 1900 3,188 sqft lot Est $353k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four unit multifamily in Etna with long term tenants. Just a short walk to Etna's growing business district. Shops and dining close by. Easy access to Rt. 28 and downtown Pittsburgh. Property features a spacious yard and attached integral garage. Ideal for investors or owner-occupants.

Key facts

• 3,188 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $309k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (30.3% below list).
• Recommended offer: $212k (31.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#172 in PA, #1,441 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-, amenities D.
• Shaler Area SD (suburban): math 36% / reading 59% proficiency, ranked #208 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shaler Area Hs (math 61% / reading 10%, grade F, #308 of 437 statewide, top 71%, 1,225 students, 36% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Shaler Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: 23 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 42% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $225k; 37% 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 $211,549 (31.5% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 12.0

CMA / ARV

• ARV (median comp): $353,458
• List price: $309,000
• Delta: -12.58%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -29.6%
• Equity multiple: 0.02×
• Total profit: $-85,101
• Equity at exit: $46,073

10-year hold

• IRR: -30.3%
• Equity multiple: -0.37×
• Total profit: $-118,920
• Equity at exit: $26,717

Cash invested: $86,520 (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 15223

• Home prices YoY: -28.0%
• Active inventory: 23
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$504 /mo · $6,049/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-552

Break-even live

Break-even rent $2,852

Max offer price $211,549

Occupancy floor —

Sensitivity live

Price	-10% $-377	-5% $-464	+0% $-552	+5% $-639	+10% $-727
Rent	-10% $-722	-5% $-637	+0% $-552	+5% $-467	+10% $-381
Rate	-1.0pp $-396	-0.5pp $-473	base $-552	+0.5pp $-632	+1.0pp $-713

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 8th St Sharpsburg, PA	4.0	2.0	2240	$2,100	$0.94	19d	1	0.61mi
6026 Sawyer St Unit NA Pittsburgh, PA	3.0	2.0	2231	$2,500	$1.12	20d	1	0.70mi

Listing history 25 events

1. 2026-06-21
   days on market $309,000 Active 68 DOM
2. 2026-06-18
   days on market $309,000 Active 65 DOM
3. 2026-06-17
   days on market $309,000 Active 64 DOM
4. 2026-06-16
   days on market $309,000 Active 63 DOM
5. 2026-06-15
   days on market $309,000 Active 62 DOM
6. 2026-06-13
   days on market $309,000 Active 60 DOM
7. 2026-06-13
   days on market $309,000 Active 59 DOM
8. 2026-06-09
   days on market $309,000 Active 56 DOM
9. 2026-06-08
   days on market $309,000 Active 55 DOM
10. 2026-06-07
    days on market $309,000 Active 54 DOM
11. 2026-06-03
    days on market $309,000 Active 50 DOM
12. 2026-06-02
    days on market $309,000 Active 49 DOM
13. 2026-06-01
    days on market $309,000 Active 48 DOM
14. 2026-05-31
    days on market $309,000 Active 47 DOM
15. 2026-04-14
    listed $309,000 Active 286-char remark

    Show marketing remark (286 chars)

    Four unit multifamily in Etna with long term tenants. Just a short walk to Etna's growing business district. Shops and dining close by. Easy access to Rt. 28 and downtown Pittsburgh. Property features a spacious yard and attached integral garage. Ideal for investors or owner-occupants.

16. 2026-03-31
    historical Expired 312-char remark

    Show marketing remark (312 chars)

    Four-unit multifamily in Etna with long term tenants near the business district. Convenient location close to shops, dining, and transportation. Property features a spacious yard and attached garage with off-street parking. Ideal for investors or owner-occupants. Easy access to Route 28 and downtown Pittsburgh.

17. 2026-02-05
    listed $309,000 Active 312-char remark

    Show marketing remark (312 chars)

    Four-unit multifamily in Etna with long term tenants near the business district. Convenient location close to shops, dining, and transportation. Property features a spacious yard and attached garage with off-street parking. Ideal for investors or owner-occupants. Easy access to Route 28 and downtown Pittsburgh.

18. 2022-06-30
    soldstatus $225,000
19. 2022-06-24
    soldstatus $225,000 Closed
20. 2022-05-14
    status Pending
21. 2022-05-11
    listed $219,900 Active
22. 2004-04-21
    soldstatus $93,000
23. 2004-04-14
    soldstatus $93,000
24. 2003-11-21
    listed $99,900
25. 1977-05-23
    soldstatus $30,000

ⓘ 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: $6,049 · $504/mo
• Projected year-2 tax: $6,049 · $504/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,847
• − Mortgage interest: −$17,309
• − Property taxes: −$6,049
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$8,989
• Taxable loss: −$12,180
• Est. tax savings @ 24.0%: +$2,923
• After-tax cash flow: $-3,697/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: Shaler Area SD
• NCES district ID: 4221200
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $57,411
• Composite: 41.33/100
• National rank: #3506
• State rank: #208 of 539 in PA

Livability — Etna

• Score: 81/100
• State rank: #172
• US rank: #1441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Etna, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,255
• Metro: Pittsburgh, PA
• Population (ZIP): 6,255
• Household income: $61,083
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 266.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 15% Lithuanian 4% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% 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: ▼ -98.96%
• Current HPI: 254.2648
• 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

+930.0% since first listed

11 events — show timeline

• 2026-04-14 Listed $309,000 West Penn MLS
• 2026-03-31 Delisted — West Penn MLS
• 2026-02-05 Listed $309,000 West Penn MLS
• 2022-06-30 Sold (Public Records) $225,000 Public Records
• 2022-06-24 Sold (MLS) $225,000 West Penn MLS
• 2022-05-14 Pending — West Penn MLS
• 2022-05-11 Listed $219,900 West Penn MLS
• 2004-04-21 Sold (Public Records) $93,000 Public Records
• 2004-04-14 Sold (MLS) $93,000 West Penn MLS
• 2003-11-21 Listed $99,900 West Penn MLS
• 1977-05-23 Sold (Public Records) $30,000 Public Records

Property tax history

+6.1%/yr

Latest (2026): $6,049 · +0.0% YoY. Source: county tax records.