427 Market St · Belle Vernon, PA 15012

$179,500

2 bd · 1.0 ba · 1,880 sqft · MultiFamily public records · 92 Days on market

Built 1900 10,829 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 +25.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Welcome to this UPDATED ON A DOUBLE LOT versatile duplex located in the quaint town of Belle Vernon — an excellent opportunity for both investors and owner-occupants alike! This multi-unit property offers two spacious and thoughtfully laid-out units, each providing comfortable living spaces and valuable updates throughout. Each side features a bright and inviting first floor with a generous living room, formal dining room, and a functional kitchen layout. In addition, a bonus family room provides extra living space perfect for a home office, playroom, or cozy gathering area. The main level is finished with durable vinyl flooring, offering both style and easy maintenance. Upstairs, both units offer two nicely sized bedrooms and a full bathroom. The upper levels have been refreshed with all new carpeting, creating a clean and updated feel throughout. The lower level of each unit includes a full basement complete with a classic Pittsburgh Potty, double utility sink, and multiple storage rooms — providing plenty of space for organization, laundry, or workshop potential. This property has seen several important upgrades, including all separate utilities for each unit, new 100-amp electric service panels, newer hot water tanks, newer windows, and new front doors. The roof is approximately 8 years old, offering added peace of mind for years to come. Outside, enjoy a backyard space with a concrete patio, perfect for outdoor relaxation or entertaining. There is ample on-street parking available for both residents and guests. Conveniently located near a wide variety of shopping, dining, and everyday amenities, with easy access to Rt. 70 and Rt. 51, this property combines small-town charm with commuter-friendly convenience. Whether you're looking to expand your investment portfolio or live in one unit while renting the other, this Belle Vernon duplex is full of opportunity!

Key facts

• Two spacious units
• Bonus family room
• Full basement

Tags

• VERSATILE DUPLEX
• TWO SPACIOUS UNITS
• BONUS FAMILY ROOM
• DURABLE VINYL FLOORING
• FULL BASEMENT
• DOUBLE UTILITY SINK

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive. Per door: $218/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#894 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, health & safety D+, amenities F.
• Belle Vernon Area SD (suburban): math 34% / reading 56% proficiency, ranked #267 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $180k implies a 716% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,345 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,570,738
• List price: $179,500
• Delta: -88.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 3.50×
• Total profit: $125,446
• Equity at exit: $161,708

10-year hold

• IRR: 27.5%
• Equity multiple: 7.91×
• Total profit: $347,544
• Equity at exit: $348,729

Cash invested: $50,260 (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 15012

• Home prices YoY: 5.9%
• Active inventory: 93
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $435

Break-even live

Break-even rent $1,433

Max offer price $179,500

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,984
Total (2 units)			$1,984

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $179,500 Active 92 DOM
2. 2026-06-17
   days on market $179,500 Active 91 DOM
3. 2026-06-16
   days on market $179,500 Active 90 DOM
4. 2026-06-15
   days on market $179,500 Active 89 DOM
5. 2026-06-13
   days on market $179,500 Active 87 DOM
6. 2026-06-09
   days on market $179,500 Active 83 DOM
7. 2026-06-08
   days on market $179,500 Active 82 DOM
8. 2026-06-07
   days on market $179,500 Active 81 DOM
9. 2026-06-03
   days on market $179,500 Active 77 DOM
10. 2026-06-02
    days on market $179,500 Active 76 DOM
11. 2026-06-01
    days on market $179,500 Active 75 DOM
12. 2026-05-31
    days on market $179,500 Active 74 DOM
13. 2026-04-30
    price $179,500 1907-char remark

    Show marketing remark (1907 chars)

    Welcome to this UPDATED ON A DOUBLE LOT versatile duplex located in the quaint town of Belle Vernon — an excellent opportunity for both investors and owner-occupants alike! This multi-unit property offers two spacious and thoughtfully laid-out units, each providing comfortable living spaces and valuable updates throughout. Each side features a bright and inviting first floor with a generous living room, formal dining room, and a functional kitchen layout. In addition, a bonus family room provides extra living space perfect for a home office, playroom, or cozy gathering area. The main level is finished with durable vinyl flooring, offering both style and easy maintenance. Upstairs, both units offer two nicely sized bedrooms and a full bathroom. The upper levels have been refreshed with all new carpeting, creating a clean and updated feel throughout. The lower level of each unit includes a full basement complete with a classic Pittsburgh Potty, double utility sink, and multiple storage rooms — providing plenty of space for organization, laundry, or workshop potential. This property has seen several important upgrades, including all separate utilities for each unit, new 100-amp electric service panels, newer hot water tanks, newer windows, and new front doors. The roof is approximately 8 years old, offering added peace of mind for years to come. Outside, enjoy a backyard space with a concrete patio, perfect for outdoor relaxation or entertaining. There is ample on-street parking available for both residents and guests. Conveniently located near a wide variety of shopping, dining, and everyday amenities, with easy access to Rt. 70 and Rt. 51, this property combines small-town charm with commuter-friendly convenience. Whether you're looking to expand your investment portfolio or live in one unit while renting the other, this Belle Vernon duplex is full of opportunity!

14. 2026-03-18
    listed $189,900 Active 1907-char remark

    Show marketing remark (1907 chars)

    Welcome to this UPDATED ON A DOUBLE LOT versatile duplex located in the quaint town of Belle Vernon — an excellent opportunity for both investors and owner-occupants alike! This multi-unit property offers two spacious and thoughtfully laid-out units, each providing comfortable living spaces and valuable updates throughout. Each side features a bright and inviting first floor with a generous living room, formal dining room, and a functional kitchen layout. In addition, a bonus family room provides extra living space perfect for a home office, playroom, or cozy gathering area. The main level is finished with durable vinyl flooring, offering both style and easy maintenance. Upstairs, both units offer two nicely sized bedrooms and a full bathroom. The upper levels have been refreshed with all new carpeting, creating a clean and updated feel throughout. The lower level of each unit includes a full basement complete with a classic Pittsburgh Potty, double utility sink, and multiple storage rooms — providing plenty of space for organization, laundry, or workshop potential. This property has seen several important upgrades, including all separate utilities for each unit, new 100-amp electric service panels, newer hot water tanks, newer windows, and new front doors. The roof is approximately 8 years old, offering added peace of mind for years to come. Outside, enjoy a backyard space with a concrete patio, perfect for outdoor relaxation or entertaining. There is ample on-street parking available for both residents and guests. Conveniently located near a wide variety of shopping, dining, and everyday amenities, with easy access to Rt. 70 and Rt. 51, this property combines small-town charm with commuter-friendly convenience. Whether you're looking to expand your investment portfolio or live in one unit while renting the other, this Belle Vernon duplex is full of opportunity!

15. 2024-12-20
    soldstatus $22,000

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $2,114 · $176/mo
• Expected delta: +$722/yr (+$60/mo · 51.9%)

ⓘ 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 ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,808
• − Mortgage interest: −$10,055
• − Property taxes: −$1,392
• − Insurance: −$898
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$5,222
• Taxable income: $2,433
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $4,639/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: Belle Vernon Area SD
• NCES district ID: 4203210
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 56% ▼ -13.00%
• Median HH income: $51,784
• Composite: 38.72/100
• National rank: #4134
• State rank: #267 of 539 in PA

Livability — Belle Vernon

• Score: 68/100
• State rank: #894
• US rank: #9529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Vernon, PA
• Population (ZIP): 15,294

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada, India, China
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.36%
• Current HPI: 258.8202
• 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

+715.9% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $179,500 West Penn MLS
• 2026-03-18 Listed $189,900 West Penn MLS
• 2024-12-20 Sold (Public Records) $22,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $1,392 · +4.3% YoY. Source: county tax records.