4254 Battle Ridge Rd · Noblestown, PA 15057

$175,000

4 bd · 3.0 ba · 1,307 sqft · SingleFamily public records · 22 Days on market

Built 1938 0.65 ac 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful property and grounds, home needs renovated and has great possibilities, property next door at 4246 is also for sale and needs renovated and has beautiful property and grounds. Great location. The owner will repair all plumbing issues and make sure the furnace operates before closing

Key facts

• 0.65 acre lot
• Garage
• Built 1938

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 4 total parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Asphalt roof
• Exterior features: Aluminum siding and brick exterior; Resale condition

Interior

• Kitchen: Kitchen (Main) 17x14; Dishwasher
• Bedrooms: Bedroom (Main) 13x10; Bedroom (Main) 10x10; Additional bedroom/room on Upper level 17x15; Den (Main) 13x7; Bonus room (Main) 16x10
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Full basement with interior entry; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,721 in PA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• South Fayette Township SD (suburban): math 67% / reading 85% proficiency, ranked #12 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 99 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).

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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $524,107
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4263 Battle Ridge Rd	0.14mi	3/2.0 (-1)	1,453 (+11%)	15mo	$583,000	$401	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,706
• Equity at exit: $26,093

10-year hold

• IRR: 8.8%
• Equity multiple: 1.68×
• Total profit: $33,285
• Equity at exit: $15,131

Cash invested: $49,000 (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 15057

• Home prices YoY: -10.7%
• Active inventory: 99
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$427 /mo · $5,122/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $416

Break-even live

Break-even rent $1,794

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $515	-5% $465	+0% $416	+5% $366	+10% $317
Rent	-10% $233	-5% $324	+0% $416	+5% $508	+10% $599
Rate	-1.0pp $504	-0.5pp $460	base $416	+0.5pp $371	+1.0pp $324

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8059 Hinsdale Ln Mc Donald, PA	3.0	2.5	1752	$2,400	$1.37	3d	1	0.66mi
1228 Gneiss Dr Cuddy, PA	3.0	2.5	1512	$2,200	$1.46	44d	1	1.17mi

Listing history 12 events

1. 2026-06-16
   statusdays on market $175,000 Pending 22 DOM
2. 2026-06-15
   days on market $175,000 Active 21 DOM
3. 2026-06-13
   days on market $175,000 Active 19 DOM
4. 2026-06-09
   days on market $175,000 Active 15 DOM
5. 2026-06-08
   days on market $175,000 Active 14 DOM
6. 2026-06-07
   days on market $175,000 Active 13 DOM
7. 2026-06-03
   days on market $175,000 Active 9 DOM
8. 2026-06-02
   days on market $175,000 Active 8 DOM
9. 2026-06-01
   days on market $175,000 Active 7 DOM
10. 2026-05-31
    remarks 293-char remark
11. 2026-05-31
    days on market $175,000 Active 6 DOM
12. 2026-05-18
    listed $175,000 Active

ⓘ 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: $5,122 · $427/mo
• Projected year-2 tax: $5,122 · $427/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,849
• − Mortgage interest: −$9,803
• − Property taxes: −$5,122
• − Insurance: −$875
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$5,091
• Taxable income: $2,502
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $4,390/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: South Fayette Township SD
• NCES district ID: 4220580
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 85% ▼ -5.00%
• Median HH income: $74,409
• Composite: 66.61/100
• National rank: #415
• State rank: #12 of 539 in PA

Livability — Noblestown

• Score: 46/100
• State rank: #1721
• US rank: #26469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,162

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 (87%)
• Race & ethnicity: White 87% Asian 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 91% English-only · Other Asian/Pacific 5% Other Indo-European 2% 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: ▼ -31.77%
• Current HPI: 266.0112
• 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

• 2026-05-18 Listed $175,000 West Penn MLS

Property tax history

+2.8%/yr

Latest (2026): $5,122 · +2.6% YoY. Source: county tax records.