1213-1215 Washington Ave · Scott, PA 15106

$105,000

4 bd · 2.0 ba · — sqft · MultiFamily · 103 Days on market

Built 1908 Poor condition 4,125 sqft lot

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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 +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to a fully cleaned out duplex ready for the right experienced investor. Each unit features, 2 beds and 1 bath. With downstairs living room and dining room. Split basements and split gas and electric already in place. This duplex features central locations, close to shopping and public transit, situated in Scott Township. Chartiers Valley School Disctrict. Make this your next project and add to the portfolio now!

Key facts

• Public transit
• Central locations
• Close to shopping

Tags

• CENTRAL LOCATIONS
• CLOSE TO SHOPPING
• PUBLIC TRANSIT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $642/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 67 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 40% of the median local income ($77k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $105k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.42% ✓
• Cap rate: 20.98%
• Cash-on-cash: 52.45%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Hope St	0.04mi	3/3.0 (-1)	—	9mo	$136,000	—	69
637 - 637 Library Ave	0.44mi	4/2.0	—	5mo	$200,000	—	62
100-102 Lee St	0.29mi	5/2.0 (+1)	—	14mo	$222,000	—	58
312 Trimble Ave	0.65mi	4/2.0	—	2mo	$177,000	—	56
509 Carothers Ave	0.26mi	4/3.0	—	21mo	$150,000	—	54
340 Gregg St	0.44mi	3/2.0 (-1)	—	13mo	$210,000	—	51
505 Diamond Aly	0.52mi	3/2.0 (-1)	—	9mo	$208,000	—	50
515 Orchard St	0.54mi	4/3.0	—	14mo	$250,000	—	46
618 Beechwood Ave	0.49mi	5/2.0 (+1)	—	18mo	$237,000	—	45
111 Ramsey Ave	0.61mi	5/3.0 (+1)	—	7mo	$268,500	—	44
548 Boquet St	0.72mi	3/2.0 (-1)	—	12mo	$61,500	—	39
401 Franklin Ave	0.44mi	5/7.0 (+1)	—	15mo	$549,000	—	34

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.42×
• Total profit: $71,288
• Equity at exit: $15,656

10-year hold

• IRR: 59.4%
• Equity multiple: 7.64×
• Total profit: $195,342
• Equity at exit: $9,078

Cash invested: $29,400 (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 15106

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 67
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $1,285

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 45%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,544
Total (2 units)			$2,545

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Carothers Ave Ste 2 Carnegie, PA	3.0	1.0	1600	$1,000	$0.62	23d	1	0.25mi
851 Kennedy St Carnegie, PA	3.0	1.0	1100	$1,800	$1.64	23d	1	0.34mi
312 Midland Ave Carnegie, PA	3.0	1.0	1332	$1,400	$1.05	43d	1	0.88mi
1900 Tee Ct Presto, PA	1.0–3.0	1.0–2.0	981	$2,128	$2.17	1d	9	0.97mi
135 Greenbriar Dr Pittsburgh, PA	3.0	1.0	950	$1,550	$1.63	4d	1	1.01mi
100 Branch St Carnegie, PA	3.0	1.0	1606	$1,590	$0.99	23d	1	1.02mi
356 Sunrise Dr Carnegie, PA	3.0	2.5	1728	$2,500	$1.45	23d	1	1.23mi
312 Sunrise Dr Carnegie, PA	3.0	2.5	2112	$3,200	$1.52	1d	1	1.32mi
300 Chatham Park Dr Pittsburgh, PA	3.0	1.0–2.5	890	$2,040	$2.29	2d	49	1.47mi
1170 Bower Hill Rd Pittsburgh, PA	1.0–3.0	1.0–2.0	1012	$1,850	$1.83	2d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $105,000 Active 103 DOM
2. 2026-06-17
   days on market $105,000 Active 102 DOM
3. 2026-06-16
   days on market $105,000 Active 101 DOM
4. 2026-06-15
   pricedays on market $105,000 Active 100 DOM
5. 2026-06-13
   days on market $110,000 Active 98 DOM
6. 2026-06-09
   days on market $110,000 Active 94 DOM
7. 2026-06-08
   days on market $110,000 Active 93 DOM
8. 2026-06-07
   days on market $110,000 Active 92 DOM
9. 2026-06-05
   days on market $110,000 Active 89 DOM
10. 2026-06-03
    days on market $110,000 Active 88 DOM
11. 2026-06-02
    days on market $110,000 Active 87 DOM
12. 2026-06-01
    days on market $110,000 Active 86 DOM
13. 2026-05-31
    days on market $110,000 Active 85 DOM
14. 2026-04-02
    price $110,000 423-char remark

    Show marketing remark (423 chars)

    Welcome to a fully cleaned out duplex ready for the right experienced investor. Each unit features, 2 beds and 1 bath. With downstairs living room and dining room. Split basements and split gas and electric already in place. This duplex features central locations, close to shopping and public transit, situated in Scott Township. Chartiers Valley School Disctrict. Make this your next project and add to the portfolio now!

15. 2026-03-07
    listed $120,000 Active 423-char remark

    Show marketing remark (423 chars)

    Welcome to a fully cleaned out duplex ready for the right experienced investor. Each unit features, 2 beds and 1 bath. With downstairs living room and dining room. Split basements and split gas and electric already in place. This duplex features central locations, close to shopping and public transit, situated in Scott Township. Chartiers Valley School Disctrict. Make this your next project and add to the portfolio now!

16. 1998-12-22
    soldstatus $32,000 131-char remark

    Show marketing remark (131 chars)

    1215 IS VAC. 1213 HAS TENENT. SIDE BY SIDE WITH NICE SIZE ROOMS. NEEDS TLC. SELLING AS IS. RENTS COULD BE MORE ONCE IT IS FIXED UP.

17. 1998-07-30
    listed $39,900 131-char remark

    Show marketing remark (131 chars)

    1215 IS VAC. 1213 HAS TENENT. SIDE BY SIDE WITH NICE SIZE ROOMS. NEEDS TLC. SELLING AS IS. RENTS COULD BE MORE ONCE IT IS FIXED UP.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,540
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$3,055
• Taxable income: $14,617
• Est. tax owed @ 24.0%: −$3,508
• After-tax cash flow: $11,911/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This two-unit property requires extensive repairs and updates to its exterior, interior, and systems. The home is currently in poor condition and will need significant investment to become move-in ready.

Repairs flagged

• Major Exterior siding — The siding is visibly weathered and in need of replacement
• Major Exterior roof — The roof's condition is unknown, but it is likely in need of repair or replacement
• Major Interior flooring — The subflooring is exposed and in need of repair or replacement
• Major Interior walls — The drywall is peeling and in need of repair or replacement
• Major Bathrooms — The plumbing is exposed and in need of repair or replacement
• Major Kitchen — The cabinets and countertops are exposed and in need of repair or replacement

Value-add opportunities

• Resale Exterior siding and roof replacement — A new exterior will significantly improve the home's curb appeal and resale value
• Resale Interior flooring and wall repair — A new interior will improve the home's appearance and make it more marketable
• Resale Bathroom and kitchen updates — Upgraded bathrooms and kitchens will attract more buyers and increase the home's value
• Rental HVAC and electrical updates — Upgraded HVAC and electrical systems will improve the home's energy efficiency and attract renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The siding is visibly weathered and in need of replacement	Major	$15,000–50,000
Exterior roof · The roof's condition is unknown, but it is likely in need of repair or replacement	Major	$15,000–50,000
Interior flooring · The subflooring is exposed and in need of repair or replacement	Major	$15,000–50,000
Interior walls · The drywall is peeling and in need of repair or replacement	Major	$15,000–50,000
Bathrooms · The plumbing is exposed and in need of repair or replacement	Major	$15,000–50,000
Kitchen · The cabinets and countertops are exposed and in need of repair or replacement	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Exterior siding and roof replacement — A new exterior will significantly improve the home's curb appeal and resale value ↑
• Resale Interior flooring and wall repair — A new interior will improve the home's appearance and make it more marketable ↑
• Resale Bathroom and kitchen updates — Upgraded bathrooms and kitchens will attract more buyers and increase the home's value ↑
• Rental HVAC and electrical updates — Upgraded HVAC and electrical systems will improve the home's energy efficiency and attract renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Scott

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,244
• Household income: $77,247
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 410.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% Russian/Polish/Slavic 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: ▼ -119.52%
• Current HPI: 255.0295
• Rent YoY: ▲ 5.45%
• 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

+175.7% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $110,000 West Penn MLS
• 2026-03-07 Listed $120,000 West Penn MLS
• 1998-12-22 Sold (MLS) $32,000 West Penn MLS
• 1998-07-30 Listed $39,900 West Penn MLS