793 Becks Run Rd · Baldwin, PA 15210

$109,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 7 Days on market

Built 1971 1,271 sqft lot Est $104k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• Rent growth +4.6/5.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLEAN GREAT STARTER HOUSE LOTS OF STORAGE PLEASE CALL FIRST LOT BLOCK 31-E-256,31-E-251

Key facts

• Ranch style home
• Full basement
• Equipped kitchen

Tags

• RANCH STYLE HOME
• CONCRETE DRIVEWAY
• OFF-STREET PARKING
• EQUIPPED KITCHEN
• FULL BASEMENT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story dwelling; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Off-street parking; Small lot (approx. 0.0292 acres)

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Bedroom on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Wall/window cooling units
• Interior features: Full walk-up basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 19.6% vs local median 3.5% in Baldwin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#189 in PA, #1,596 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, employment A; Watch: schools D+, commute F.
• Baldwin-Whitehall SD (suburban): math 34% / reading 58% proficiency, ranked #246 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.5%/yr); 1 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,494/mo this rent would consume 57% of the median local household income ($52k/yr) (locally 1249% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 $48k; list at $109k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.29% ✓
• Cap rate: 19.63%
• Cash-on-cash: 47.65%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $104,448
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
976 Agnew Rd	0.73mi	2/1.0	782 (+2%)	8mo	$165,000	$211	56
720 Fisher St	0.71mi	2/1.5	785 (+2%)	17mo	$106,530	$136	47
216 Dengler St	0.47mi	1/1.0 (-1)	872 (+14%)	11mo	$35,000	$40	41

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: 48.4%
• Equity multiple: 3.27×
• Total profit: $69,239
• Equity at exit: $16,252

10-year hold

• IRR: 56.1%
• Equity multiple: 8.06×
• Total profit: $215,418
• Equity at exit: $9,424

Cash invested: $30,520 (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 15210

• Home prices YoY: -27.8%
• Rents YoY: 8.5%
• Active inventory: 1
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,494 high
• Mortgage (P&I): −$572
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$45
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,156

Break-even live

Break-even rent $1,030

Max offer price $109,000

Occupancy floor 49%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
960 Agnew Rd Pittsburgh, PA	3.0	2.0	950	$1,295	$1.36	14d	1	0.72mi
2984 Sidney St Pittsburgh, PA	2.0	1.0–2.0	890	$2,824	$3.17	1d	18	1.10mi
2529 E Carson St Pittsburgh, PA	1.0–2.0	1.0–2.0	1007	$2,630	$2.61	1d	29	1.34mi
2626 Tunnel Blvd Pittsburgh, PA	3.0	1.0–2.0	846	$2,755	$3.26	1d	14	1.40mi
2695 S Water St Pittsburgh, PA	2.0	1.0–2.0	838	$3,666	$4.37	1d	15	1.42mi
2024 Jane St Pittsburgh, PA	1.0	1.0	573	$3,010	$5.25	1d	40	1.43mi

Listing history 7 events

1. 2026-06-18
   days on market $109,000 Active 7 DOM
2. 2026-06-17
   days on market $109,000 Active 6 DOM
3. 2026-06-16
   days on market $109,000 Active 5 DOM
4. 2026-06-15
   days on market $109,000 Active 4 DOM
5. 2026-06-13
   days on market $109,000 Active 2 DOM
6. 2026-06-13
   remarks 481-char remark
7. 2026-06-13
   listed $109,000 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: $1,697 · $141/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$13/yr (+$1/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,928
• − Mortgage interest: −$6,106
• − Property taxes: −$1,697
• − Insurance: −$1,212
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − Depreciation: −$3,171
• Taxable income: $12,955
• Est. tax owed @ 24.0%: −$3,109
• After-tax cash flow: $10,767/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: Baldwin-Whitehall SD
• NCES district ID: 4202970
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 58% ▼ -14.00%
• Median HH income: $54,368
• Composite: 39.79/100
• National rank: #3880
• State rank: #246 of 539 in PA

Livability — Baldwin

• Score: 81/100
• State rank: #189
• US rank: #1596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baldwin, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 25,227
• Household income: $52,169
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1249.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 30% Hispanic / Latino 7% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 7% Italian 1% Slovak 1%
• Foreign-born: 8% · Canada, India, Guatemala
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -80.71%
• Current HPI: 209.9785
• Rent YoY: ▲ 8.49%
• 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

+98.5% since first listed

4 events — show timeline

• 2026-06-11 Listed $109,000 West Penn MLS
• 1998-10-01 Sold (Public Records) $48,000 Public Records
• 1998-09-30 Sold (MLS) $48,000 West Penn MLS
• 1998-06-02 Listed $54,900 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $1,697 · +0.0% YoY. Source: county tax records.