864 Vankirk St · Clairton, PA 15025

$129,900

3 bd · 1.0 ba · 1,216 sqft · Townhouse public records · 141 Days on market

Built 1920 1,881 sqft lot $107/sqft · 79% above area

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Add to your investment portfolio with this occupied 3 Bedroom / 1 Bath townhouse in Clairton - Lease is through November 2026, Rent: $1100/month, tenant is responsible for all utilities. All showings require minimum of 48 hours notice.

Key facts

• 1,881 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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 $123k (5.0% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 12.3% in Clairton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#1,308 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D+, amenities F.
• Clairton City SD (suburban): math 7% / reading 21% proficiency, ranked #520 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clairton El Sch (math 8% / reading 17%, grade F, #1,362 of 1,518 statewide, top 92%, 389 students, 100% FRL); Clairton Ms/Hs (math 6% / reading 22%, grade F, #411 of 437 statewide, top 94%, 418 students, 92% FRL).
• Market conditions: Rents rising fast (+10.5%/yr); 95 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 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 $20k; list at $130k implies a 550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $72,570
• List price: $129,900
• Delta: 79.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Farnsworth Ave	0.11mi	2/1.5 (-1)	1,148 (-6%)	16mo	$40,000	$35	65
2701 Lincoln Ave	0.68mi	3/1.0	1,080 (-11%)	6mo	$35,000	$32	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,805
• Equity at exit: $19,369

10-year hold

• IRR: 12.1%
• Equity multiple: 2.16×
• Total profit: $42,199
• Equity at exit: $11,231

Cash invested: $36,372 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 95
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$681
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $185

Break-even live

Break-even rent $1,000

Max offer price $129,900

Occupancy floor 80%

Sensitivity live

Price	-10% $258	-5% $222	+0% $185	+5% $148	+10% $111
Rent	-10% $87	-5% $136	+0% $185	+5% $234	+10% $282
Rate	-1.0pp $250	-0.5pp $218	base $185	+0.5pp $151	+1.0pp $117

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
874 Vankirk St Clairton, PA	3.0	1.5	1296	$1,150	$0.89	45d	1	0.02mi
866 Vankirk St Unit 1 Clairton, PA	2.0	1.5	1440	$1,200	$0.83	45d	1	0.03mi
922 Vankirk St Clairton, PA	2.0	1.0	918	$1,050	$1.14	0d	1	0.09mi
927 Vankirk St Clairton, PA	2.0	1.0	840	$1,150	$1.37	14d	1	0.10mi
929 Vankirk St Unit 1 Clairton, PA	2.0	1.5	810	$1,050	$1.30	45d	1	0.11mi
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	0d	1	0.23mi
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	6d	1	0.23mi
618 Farnsworth Ave Clairton, PA	2.0	1.0	896	$1,050	$1.17	45d	1	0.26mi
809 3rd St Unit 624 Clairton, PA	2.0	1.5	1240	$1,008	$0.81	45d	1	0.26mi
809 3rd St Unit 194 Clairton, PA	2.0	1.5	1244	$1,081	$0.87	45d	1	0.26mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	45d	1	0.32mi
350 Wylie Ave Unit 1 Clairton, PA	2.0	1.0	1152	$1,050	$0.91	45d	1	0.33mi
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	0d	1	0.37mi
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	12d	1	0.37mi
505 Wylie Ave Clairton, PA	2.0	1.0	791	$1,500	$1.90	3d	1	0.41mi
701-703 Waddell Ave Clairton, PA	4.0	1.0	1200	$1,850	$1.54	0d	1	0.72mi
2140 Lincoln Blvd Elizabeth, PA	2.0	1.0	968	$790	$0.82	45d	1	0.73mi
1347 High Rd Clairton, PA	2.0	1.0	870	$1,250	$1.44	45d	1	0.97mi
168 Center Ave Unit 1 left) Elizabeth, PA	2.0	1.0	950	$895	$0.94	25d	1	1.22mi
101 N 3rd St Clairton, PA	3.0	1.0	1400	$1,350	$0.96	0d	1	1.30mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	45d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $129,900 Active 141 DOM
2. 2026-06-18
   days on market $129,900 Active 138 DOM
3. 2026-06-17
   days on market $129,900 Active 137 DOM
4. 2026-06-16
   days on market $129,900 Active 136 DOM
5. 2026-06-15
   days on market $129,900 Active 135 DOM
6. 2026-06-13
   days on market $129,900 Active 133 DOM
7. 2026-06-09
   days on market $129,900 Active 129 DOM
8. 2026-06-08
   days on market $129,900 Active 128 DOM
9. 2026-06-07
   days on market $129,900 Active 127 DOM
10. 2026-06-05
    days on market $129,900 Active 124 DOM
11. 2026-06-03
    days on market $129,900 Active 123 DOM
12. 2026-06-02
    days on market $129,900 Active 122 DOM
13. 2026-06-01
    days on market $129,900 Active 121 DOM
14. 2026-05-31
    days on market $129,900 Active 120 DOM
15. 2026-01-31
    listed $129,900 Active

    Show marketing remark (238 chars)

    Add to your investment portfolio with this occupied 3 Bedroom / 1 Bath townhouse in Clairton - Lease is through November 2026, Rent: $1100/month, tenant is responsible for all utilities. All showings require minimum of 48 hours notice.

16. 2026-01-31
    listed $129,900 Active 238-char remark

    Show marketing remark (238 chars)

    Add to your investment portfolio with this occupied 3 Bedroom / 1 Bath townhouse in Clairton - Lease is through November 2026, Rent: $1100/month, tenant is responsible for all utilities. All showings require minimum of 48 hours notice.

17. 2026-01-30
    historical $1,250
18. 2025-10-28
    price $1,250
19. 2025-09-09
    price $1,350
20. 2025-07-09
    listed $1,599
21. 2025-05-07
    soldstatus $20,000 Closed
22. 2025-04-16
    status Pending
23. 2025-03-13
    historical Contingent
24. 2025-02-26
    listed $29,900 Active
25. 1981-04-13
    soldstatus $34,000

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $1,354 · $113/mo
• Expected delta: +$699/yr (+$58/mo · 106.8%)

ⓘ 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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,806
• − Mortgage interest: −$7,276
• − Property taxes: −$655
• − Insurance: −$650
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,779
• Taxable income: $77
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $2,199/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: Clairton City SD
• NCES district ID: 4206030
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $30,250
• Composite: 11.0/100
• National rank: #9742
• State rank: #520 of 539 in PA

Livability — Clairton

• Score: 63/100
• State rank: #1308
• US rank: #16085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clairton, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,939
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+282.1% since first listed

11 events — show timeline

• 2026-01-31 Listed $129,900 West Penn MLS
• 2026-01-31 Listed $129,900 West Penn MLS
• 2026-01-30 Rental Removed $1,250 WPMLS
• 2025-10-28 Price Changed $1,250 WPMLS
• 2025-09-09 Price Changed $1,350 WPMLS
• 2025-07-09 Listed for Rent $1,599 WPMLS
• 2025-05-07 Sold (MLS) $20,000 West Penn MLS
• 2025-04-16 Pending — West Penn MLS
• 2025-03-13 Contingent — West Penn MLS
• 2025-02-26 Listed $29,900 West Penn MLS
• 1981-04-13 Sold (Public Records) $34,000 Public Records

Property tax history

+28.9%/yr

Latest (2026): $655 · +1536.5% YoY. Source: county tax records.