635 Large Ave · Clairton, PA 15025

$38,900

2 bd · 1.0 ba · 896 sqft · Condo public records · 177 Days on market

Built 1929 $43/sqft · 61% below area

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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
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy and conveniently located 2-bedroom, 1-bath home offering 896 square feet of comfortable living space. Situated on an elevated lot with a covered front porch, this home provides a warm and inviting entryway perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a spacious kitchen featuring plenty of cabinet storage, updated countertops, and a classic tile backsplash. The large windows bring in great natural light, and the layout offers ample room for meal prep and gathering. Both bedrooms are nicely sized with bright natural light and closet space, while the full bath includes a retro-style tub and simple, functional layout. The home also includes a basement area offering additional storage and utility space, with potential for future improvements. Whether you're a first-time homebuyer, an investor, or someone looking to downsize, this home offers solid value and room to make it your own.

Key facts

• Covered front porch
• Large windows
• Spacious kitchen

Tags

• COVERED FRONT PORCH
• SPACIOUS KITCHEN
• UPDATED COUNTERTOPS
• CLASSIC TILE BACKSPLASH
• LARGE WINDOWS
• BASEMENT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $39k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 12.7% in Clairton — 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 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+, schools 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.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent is only 17% of the median local income ($77k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $269 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $14k; list at $39k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.72% ✓
• Cap rate: 23.41%
• Cash-on-cash: 61.14%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

• ARV (median comp): $99,482
• List price: $38,900
• Delta: -60.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 65.7%
• Equity multiple: 4.18×
• Total profit: $34,654
• Equity at exit: $5,800

10-year hold

• IRR: 71.6%
• Equity multiple: 10.29×
• Total profit: $101,218
• Equity at exit: $3,363

Cash invested: $10,892 (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: 94
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,057 high
• Mortgage (P&I): −$204
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $555

Break-even live

Break-even rent $355

Max offer price $38,900

Occupancy floor 43%

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: $9,725
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701-703 Waddell Ave Clairton, PA	1.0	1.0	700	$900	$1.29	23d	1	0.06mi
446 Waddell Ave Unit 446 1/2 Clairton, PA	1.0	1.0	900	$595	$0.66	43d	1	0.18mi
505 Wylie Ave Clairton, PA	2.0	1.0	791	$1,500	$1.90	1d	1	0.31mi
422 Mitchell Ave Rear Rear Clairton, PA	1.0	1.0	900	$975	$1.08	17d	1	0.32mi
540 Reed St Unit 1 Clairton, PA	1.0	1.0	528	$799	$1.51	43d	1	0.44mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	43d	1	0.46mi
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	10d	1	0.52mi
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	1d	1	0.52mi
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	4d	1	0.72mi
618 Farnsworth Ave Clairton, PA	2.0	1.0	896	$1,050	$1.17	43d	1	0.75mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	43d	1	0.76mi
927 Vankirk St Clairton, PA	2.0	1.0	840	$1,150	$1.37	12d	1	0.82mi
929 Vankirk St Unit 1 Clairton, PA	2.0	1.5	810	$1,050	$1.30	43d	1	0.83mi
441 Ohio Ave Clairton, PA	2.0	1.0	852	$950	$1.12	20d	1	1.19mi
231 Connecticut Ave Clairton, PA	3.0	1.0	1064	$1,150	$1.08	43d	1	1.21mi
2140 Lincoln Blvd Elizabeth, PA	2.0	1.0	968	$790	$0.82	43d	1	1.22mi
1347 High Rd Clairton, PA	2.0	1.0	870	$1,250	$1.44	43d	1	1.32mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $38,900 Active 177 DOM
2. 2026-06-17
   days on market $38,900 Active 176 DOM
3. 2026-06-16
   days on market $38,900 Active 175 DOM
4. 2026-06-15
   days on market $38,900 Active 174 DOM
5. 2026-06-13
   days on market $38,900 Active 172 DOM
6. 2026-06-09
   days on market $38,900 Active 168 DOM
7. 2026-06-08
   days on market $38,900 Active 167 DOM
8. 2026-06-07
   days on market $38,900 Active 166 DOM
9. 2026-06-05
   statusdays on market $38,900 Active 163 DOM
10. 2026-06-03
    days on market $38,900 Contingent 162 DOM
11. 2026-06-02
    days on market $38,900 Contingent 161 DOM
12. 2026-06-01
    days on market $38,900 Contingent 160 DOM
13. 2026-05-31
    days on market $38,900 Contingent 159 DOM
14. 2026-05-01
    price $38,900 961-char remark

    Show marketing remark (961 chars)

    Welcome to this cozy and conveniently located 2-bedroom, 1-bath home offering 896 square feet of comfortable living space. Situated on an elevated lot with a covered front porch, this home provides a warm and inviting entryway perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a spacious kitchen featuring plenty of cabinet storage, updated countertops, and a classic tile backsplash. The large windows bring in great natural light, and the layout offers ample room for meal prep and gathering. Both bedrooms are nicely sized with bright natural light and closet space, while the full bath includes a retro-style tub and simple, functional layout. The home also includes a basement area offering additional storage and utility space, with potential for future improvements. Whether you're a first-time homebuyer, an investor, or someone looking to downsize, this home offers solid value and room to make it your own.

15. 2025-12-23
    listed $40,000 Active 961-char remark

    Show marketing remark (961 chars)

    Welcome to this cozy and conveniently located 2-bedroom, 1-bath home offering 896 square feet of comfortable living space. Situated on an elevated lot with a covered front porch, this home provides a warm and inviting entryway perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a spacious kitchen featuring plenty of cabinet storage, updated countertops, and a classic tile backsplash. The large windows bring in great natural light, and the layout offers ample room for meal prep and gathering. Both bedrooms are nicely sized with bright natural light and closet space, while the full bath includes a retro-style tub and simple, functional layout. The home also includes a basement area offering additional storage and utility space, with potential for future improvements. Whether you're a first-time homebuyer, an investor, or someone looking to downsize, this home offers solid value and room to make it your own.

16. 2006-01-06
    soldstatus $14,000 181-char remark

    Show marketing remark (181 chars)

    EZ SHOW--LEAVE MSG & GO--OWNER WANTS OFFERS HUGE EAT IN KIT W/ AMPLE STORAGE--GREAT OP- PORTUNITY FOR INVESTOR OR STARTER HOME CONVENIENT TO SCHOOLS & BUS SHED INCLUDED

17. 2006-01-06
    soldstatus $14,000

    Show marketing remark (181 chars)

    EZ SHOW--LEAVE MSG & GO--OWNER WANTS OFFERS HUGE EAT IN KIT W/ AMPLE STORAGE--GREAT OP- PORTUNITY FOR INVESTOR OR STARTER HOME CONVENIENT TO SCHOOLS & BUS SHED INCLUDED

18. 2005-07-27
    listed $17,899 181-char remark

    Show marketing remark (181 chars)

    EZ SHOW--LEAVE MSG & GO--OWNER WANTS OFFERS HUGE EAT IN KIT W/ AMPLE STORAGE--GREAT OP- PORTUNITY FOR INVESTOR OR STARTER HOME CONVENIENT TO SCHOOLS & BUS SHED INCLUDED

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $722 · $60/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 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: $12,689
• − Mortgage interest: −$2,179
• − Property taxes: −$722
• − Insurance: −$194
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,132
• Taxable income: $6,431
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $5,116/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

+117.3% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $38,900 West Penn MLS
• 2025-12-23 Listed $40,000 West Penn MLS
• 2006-01-06 Sold (Public Records) $14,000 Public Records
• 2006-01-06 Sold (MLS) $14,000 West Penn MLS
• 2005-07-27 Listed $17,899 West Penn MLS

Property tax history

+12.7%/yr

Latest (2026): $722 · +11.0% YoY. Source: county tax records.