1552 - 1554 Barr Ave · Crafton, PA 15205

$250,000

6 bd · 3.0 ba · — sqft · MultiFamily · 8 Days on market

Built 1960 Good condition 5,501 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
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• 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

Income-producing duplex in Crafton — ideal for investors or owner occupied buyers. Both units are tenant occupied with leases ending August and September. Unit 1552 is a 3 bedroom, 2 baths, kitchen, dining room, living room and a finished basement with kitchenette. Furnace is 2019, AC is 2010 and H2O tank is 2018. Unit 1554 is a 3 bedroom, 1 bath, updated kitchen (2020), dining room, living room and a Pittsburgh toilet in basement. Furnace is 2020 and AC 2023. Other major capital improvements include: new roof (2023), Siding (2021) and 4 off street parking spots. All kitchen appliances and washer/dryer are included. Utilities are separated which tenants pay except trash.

Key facts

• Off street parking
• Finished basement
• Updated kitchen

Tags

• INCOME PRODUCING DUPLEX
• FINISHED BASEMENT
• UPDATED KITCHEN
• NEW ROOF
• OFF STREET PARKING
• UTILITIES SEPARATED

Property features AI

Finance

• Financial info: Total of 2 units; Reported gross income: $28,800; Current actual rent listed as $1,200 for each unit

Exterior

• Parking: Off-street parking for 4 vehicles
• Home design: Multi-family zoning
• Construction: Brick and frame construction; Asphalt roof
• Exterior features: Lot dimensions approximately 50 x 110

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 2 full bathrooms
• Interior features: Two-unit multi-family property

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $762/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).

Location & tenants

• Location reads 81/100 on livability (#160 in PA, #1,322 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, schools A; Watch: commute F.
• Carlynton SD (suburban): math 29% / reading 52% proficiency, ranked #352 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 61 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $4,115/mo this rent would consume 70% of the median local household income ($71k/yr) (locally 1334% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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 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: 1.65% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.11%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

No comps found within radius.

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Walnut	0.22mi	6/3.0	—	10mo	$195,000	—	70
216 Clairhaven St	0.54mi	6/3.0	—	2mo	$150,000	—	61
5 Union St	0.28mi	5/2.0 (-1)	2,550	8mo	$46,000	$18	58
42 Baldwick Rd	0.48mi	5/4.0 (-1)	—	1mo	$295,500	—	55
1720 Stratmore St	0.54mi	6/2.0	—	11mo	$265,000	—	50
25-27 Joel St	0.60mi	6/2.0	—	8mo	$165,000	—	49
13 & 15 Clearview Ave	0.44mi	6/2.0	—	23mo	$190,000	—	44

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.83×
• Total profit: $58,225
• Equity at exit: $37,276

10-year hold

• IRR: 28.8%
• Equity multiple: 3.61×
• Total profit: $182,748
• Equity at exit: $21,615

Cash invested: $70,000 (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 15205

• Home prices YoY: -30.7%
• Rents YoY: 3.4%
• Active inventory: 61
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $4,115 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $1,523

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,114
Total (2 units)			$4,115

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-20
   listed $250,000 Active

ⓘ 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 3/10 Moderate 5 d/yr ≥97°F today · 11 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: $49,380
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,950
• − Management: −$3,950
• − Depreciation: −$7,273
• Taxable income: $15,203
• Est. tax owed @ 24.0%: −$3,649
• After-tax cash flow: $14,629/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 · 4 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated duplex is ready for new tenants or buyers. Recent improvements include a new roof, siding, and HVAC systems, making it a solid investment opportunity.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Replace the garage door — A new garage door can improve curb appeal and functionality.
• Both Install a new front door — A new front door can significantly boost curb appeal and security.
• Both Add landscaping around the house — Well-maintained landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replace the garage door — A new garage door can improve curb appeal and functionality. ↑
• Both Install a new front door — A new front door can significantly boost curb appeal and security. ↑
• Both Add landscaping around the house — Well-maintained landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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: Carlynton SD
• NCES district ID: 4205040
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $46,249
• Composite: 34.46/100
• National rank: #5192
• State rank: #352 of 539 in PA

Livability — Crafton

• Score: 81/100
• State rank: #160
• US rank: #1322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crafton, PA
• County: Allegheny County · 1,022,028 people
• City population: 24,060
• Metro: Pittsburgh, PA
• Population (ZIP): 24,060
• Household income: $70,991
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1334.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 5% Asian 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -109.16%
• Current HPI: 246.4018
• Rent YoY: ▲ 3.40%
• 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

1 event — show timeline

• 2026-05-20 Listed $250,000 West Penn MLS