733 Speer St · North Belle Vernon, PA 15012

$220,000

4 bd · 2.0 ba · 2,040 sqft · Other public records · 20 Days on market

Built 1900 3,249 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.9/10.0

Listing remarks

Welcome to 733 Speer Street in Belle Vernon, a unique property offering the best of both worlds. Currently configured as a duplex with rental income in place, this versatile home can continue as an investment property or easily function as a spacious single-family residence with an in-law suite, home office, guest quarters, or main-level primary suite. The front unit has been recently updated and features fresh paint, new flooring, updated kitchen and bath finishes, new appliances, new windows, updated electrical, and a new furnace. Additional improvements include a newer roof and professional waterproofing completed by Groundworks. The rear unit is currently occupied by a month-to-month te

Key facts

• In-law suite
• Guest quarters
• New appliances

Tags

• IN-LAW SUITE
• HOME OFFICE
• GUEST QUARTERS
• MAIN-LEVEL PRIMARY SUITE
• UPDATED KITCHEN
• NEW APPLIANCES

Property features AI

Exterior

• Parking: Detached garage; Two parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Two-story house; Resale property
• Construction: Vinyl siding; Asbestos shingle roof; Basement foundation; Built previously (resale)
• Exterior features: Walk-up basement access; Public transportation nearby

Interior

• Kitchen: Some gas appliances; Dishwasher; Stove
• Flooring: Laminate flooring; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Multi-pane windows with screens; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (30.6% below list).
• Recommended offer: $153k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#309 in PA, #2,741 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute D-.
• 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: 94 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $152,583 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 2.70×
• Total profit: $105,024
• Equity at exit: $198,193

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $320,834
• Equity at exit: $427,412

Cash invested: $61,600 (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: 94
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-232

Break-even live

Break-even rent $1,819

Max offer price $179,044

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-170	+0% $-232	+5% $-294	+10% $-356
Rent	-10% $-352	-5% $-292	+0% $-232	+5% $-172	+10% $-111
Rate	-1.0pp $-121	-0.5pp $-176	base $-232	+0.5pp $-289	+1.0pp $-347

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $220,000 Active 20 DOM
2. 2026-06-18
   days on market $220,000 Active 17 DOM
3. 2026-06-17
   days on market $220,000 Active 16 DOM
4. 2026-06-16
   days on market $220,000 Active 15 DOM
5. 2026-06-15
   days on market $220,000 Active 14 DOM
6. 2026-06-13
   pricedays on market $220,000 Active 12 DOM
7. 2026-06-09
   days on market $225,000 Active 8 DOM
8. 2026-06-08
   days on market $225,000 Active 7 DOM
9. 2026-06-08
   price $225,000 Active 6 DOM
10. 2026-06-07
    days on market $240,000 Active 6 DOM
11. 2026-06-03
    days on market $240,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $240,000 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: $2,302 · $192/mo
• Projected year-2 tax: $2,889 · $241/mo
• Expected delta: +$587/yr (+$49/mo · 25.5%)

ⓘ 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: $18,310
• − Mortgage interest: −$12,323
• − Property taxes: −$2,302
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$6,400
• Taxable loss: −$6,746
• Est. tax savings @ 24.0%: +$1,619
• After-tax cash flow: $-1,163/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 — North Belle Vernon

• Score: 78/100
• State rank: #309
• US rank: #2741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

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 · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

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

1 event — show timeline

• 2026-06-01 Listed $240,000 West Penn MLS

Property tax history

+1.7%/yr

Latest (2026): $2,302 · +0.0% YoY. Source: county tax records.