540 Brinton Ave · Trafford, PA 15085

$179,000

6 bd · 3.0 ba · — sqft · Other · 2 Days on market

2,517 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING 3 UNIT WITH ORIGINAL WOODWORK, HARDWOODS. UPDATED KITCHEN AND CENTRAL AIR ON MID-FLOOR UNIT. WELL-MAINTAINED MECHANICS.

Key facts

• Covered patio
• Rear patio
• Three distinct units

Tags

• INCOME PRODUCING TRIPLEX
• THREE DISTINCT UNITS
• COVERED PATIO
• WELCOMING FRONT PORCH
• REAR PATIO
• TWO COVERED PORCHES

Property features AI

Finance

• Financial info: Total of 3 units; Gross annual income reported at $30,710; Utilities expense reported at $2,687; Insurance expense reported at $1,000; Unit rents reported: $575, $850, $960

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-family property
• Construction: Brick construction; Shake roof
• Exterior features: Multi-family zoning; Public transportation nearby

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Each unit has one full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.

Location & tenants

• Location reads 68/100 on livability (#883 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Penn-Trafford SD (suburban): math 60% / reading 78% proficiency, ranked #27 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 21 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $72k; list at $179k implies a 147% gain — meaningful room to come down on a strong offer.

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.00% ✗
• Cap rate: -2.01%
• Cash-on-cash: -29.66%
• DSCR: -0.32
• GRM: 0.0

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: -87.2%
• Equity multiple: -1.15×
• Total profit: $-107,893
• Equity at exit: $26,689

10-year hold

• IRR: —
• Equity multiple: -2.90×
• Total profit: $-195,529
• Equity at exit: $15,477

Cash invested: $50,120 (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 15085

• Home prices YoY: -30.4%
• Active inventory: 21

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$939
• Tax from tax record: −$225 /mo · $2,704/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-1,239

Break-even live

Break-even rent $1,568

Max offer price —

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $179,000 Active 2 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $179,000 Active 1 DOM

ⓘ 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: $2,704 · $225/mo
• Projected year-2 tax: $2,766 · $231/mo
• Expected delta: +$62/yr (+$5/mo · 2.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$10,027
• − Property taxes: −$2,704
• − Insurance: −$895
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$5,207
• Taxable loss: −$18,833
• Est. tax savings @ 24.0%: +$4,520
• After-tax cash flow: $-10,343/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: Penn-Trafford SD
• NCES district ID: 4218660
• Math proficiency: 60% ▼ -13.00%
• Reading proficiency: 78% ▼ -7.00%
• Median HH income: $68,988
• Composite: 60.28/100
• National rank: #855
• State rank: #27 of 539 in PA

Livability — Trafford

• Score: 68/100
• State rank: #883
• US rank: #9411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trafford, PA
• Population (ZIP): 8,123

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 3% Scotch-Irish 2%
• Foreign-born: 2% · South Korea
• Languages at home: 96% English-only · Other Indo-European 2%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.06%
• Current HPI: 199.6379
• 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

+110.6% since first listed

7 events — show timeline

• 2026-06-09 Listed $179,000 West Penn MLS
• 2016-11-21 Price Changed $72,500 West Penn MLS
• 2016-11-21 Sold (Public Records) $72,500 Public Records
• 2016-11-21 Sold (MLS) $72,500 West Penn MLS
• 2016-10-27 Pending — West Penn MLS
• 2016-10-27 Price Changed $85,000 West Penn MLS
• 2016-10-14 Listed $85,000 West Penn MLS

Property tax history

+1.8%/yr

Latest (2026): $2,704 · +0.0% YoY. Source: county tax records.