727 Thompson St · Turtle Creek, PA 15145

$59,999

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 33 Days on market

Built 1910 9,583 sqft lot $59/sqft · 28% below area Est $84k · 28% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turtle Creek Opportunity ! Priced to Sell 2 Car Garage detached !

Key facts

• 9,583 sq ft lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#807 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, amenities F, commute F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $60k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 16.90%
• Cash-on-cash: 37.87%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $83,554
• List price: $59,999
• Delta: -28.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Cline St	0.55mi	2/1.0	1,019 (-0%)	7mo	$115,000	$113	68
107 Ivy St	0.40mi	2/2.0	1,040 (+2%)	7mo	$90,000	$87	68
240 Wilkins Ave	0.70mi	2/1.0	998 (-2%)	1mo	$155,000	$155	63
119 Elizabeth Ave	0.66mi	2/1.0	1,017 (-0%)	9mo	$132,500	$130	61
924 James St	0.56mi	3/1.5 (+1)	1,103 (+8%)	0mo	$115,000	$104	53
110 Leneake St	0.74mi	2/1.5	1,028 (+1%)	12mo	$80,500	$78	52
242 Seneca St	0.66mi	2/1.0	945 (-7%)	9mo	$5,000	$5	50
436 Cline St	0.58mi	2/1.0	880 (-14%)	2mo	$60,000	$68	48
301 Chalfant St	0.73mi	2/2.0	922 (-10%)	10mo	$167,000	$181	38
547 Lucia Dr	0.74mi	3/1.0 (+1)	1,144 (+12%)	3mo	$173,600	$152	37
244 James St	0.74mi	3/1.0 (+1)	924 (-9%)	12mo	$65,000	$70	35
540 Lucia Dr	0.71mi	3/1.5 (+1)	869 (-15%)	10mo	$140,000	$161	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 2.43×
• Total profit: $24,063
• Equity at exit: $8,946

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $64,516
• Equity at exit: $5,188

Cash invested: $16,800 (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 15145

• Home prices YoY: -31.2%
• Active inventory: 27
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$315
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $530

Break-even live

Break-even rent $531

Max offer price $59,999

Occupancy floor 51%

Sensitivity live

Price	-10% $564	-5% $547	+0% $530	+5% $513	+10% $496
Rent	-10% $435	-5% $483	+0% $530	+5% $578	+10% $625
Rate	-1.0pp $560	-0.5pp $545	base $530	+0.5pp $515	+1.0pp $499

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Churchill Rd Turtle Creek, PA	1.0–2.0	1.0	820	$1,175	$1.43	18d	2	0.29mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	44d	1	0.33mi
342 Kenyon St Turtle Creek, PA	1.0–2.0	1.0	850	$1,155	$1.36	15d	6	0.43mi
622 Mercer St Unit B Turtle Creek, PA	1.0	1.0	725	$1,300	$1.79	8d	1	0.61mi
221 Grant St Unit 221-B Turtle Creek, PA	2.0	1.0	756	$775	$1.03	44d	1	0.63mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	5d	1	0.64mi
918 Oak Ave Turtle Creek, PA	1.0	1.0	750	$1,100	$1.47	24d	1	0.72mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	24d	1	0.78mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	44d	1	0.78mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	44d	1	0.78mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	44d	1	0.78mi
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	44d	1	0.87mi
1100 Penn Center Blvd Pittsburgh, PA	2.0	1.0–2.0	1203	$2,199	$1.83	2d	17	0.90mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	4d	1	0.95mi
12 Demmer Ave Unit 2 Pittsburgh, PA	1.0	1.0	750	$725	$0.97	24d	1	1.09mi
17 Sumner Ave Pittsburgh, PA	1.0	1.0	800	$950	$1.19	44d	1	1.14mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	1.15mi
810 Wood St Unit 1 East Pittsburgh, PA	1.0	1.0	1000	$1,200	$1.20	8d	1	1.16mi
1508 Ridge Ave Unit 3 Braddock, PA	1.0	1.0	850	$680	$0.80	44d	1	1.16mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	1.17mi
1310 Brinton Ave Unit 1 Braddock, PA	2.0	1.0	800	$1,000	$1.25	44d	1	1.21mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	44d	1	1.22mi
207 Kingston Dr Pittsburgh, PA	3.0	1.5	1020	$1,495	$1.47	15d	1	1.41mi
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	8d	1	1.49mi

Listing history 12 events

1. 2026-05-13
   status Pending 65-char remark

   Show marketing remark (65 chars)

   Turtle Creek Opportunity ! Priced to Sell 2 Car Garage detached !

2. 2026-05-04
   price $59,999 65-char remark

   Show marketing remark (65 chars)

   Turtle Creek Opportunity ! Priced to Sell 2 Car Garage detached !

3. 2026-04-28
   price $64,999 65-char remark

   Show marketing remark (65 chars)

   Turtle Creek Opportunity ! Priced to Sell 2 Car Garage detached !

4. 2026-04-10
   listed $69,999 Active 65-char remark

   Show marketing remark (65 chars)

   Turtle Creek Opportunity ! Priced to Sell 2 Car Garage detached !

5. 2026-03-09
   status Pending 67-char remark

   Show marketing remark (67 chars)

   Turtle Creek Opportunity ! Priced to sell!! 2 Car Garage detached !

6. 2026-02-07
   listed $69,999 Active 67-char remark

   Show marketing remark (67 chars)

   Turtle Creek Opportunity ! Priced to sell!! 2 Car Garage detached !

7. 2017-12-18
   historical Withdrawn
8. 2017-09-22
   price $55,000
9. 2017-07-26
   price $59,900
10. 2017-07-05
    listed $65,000 Active
11. 1991-09-04
    soldstatus $36,000
12. 1980-11-20
    soldstatus $35,000

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,422
• − Mortgage interest: −$3,361
• − Property taxes: −$956
• − Insurance: −$300
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,745
• Taxable income: $5,752
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $4,981/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Turtle Creek

• Score: 69/100
• State rank: #807
• US rank: #8228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 6,695
• Metro: Pittsburgh, PA
• Population (ZIP): 6,695
• Household income: $49,628
• Rent vs Own: 59.6% rent · 40.4% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Two or more races 11% Asian 2%
• Common ancestry: Romanian 6% Slovene 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -73.67%
• Current HPI: 162.0452
• Rent YoY: —
• 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

+71.4% since first listed

12 events — show timeline

• 2026-05-13 Pending — West Penn MLS
• 2026-05-04 Price Changed $59,999 West Penn MLS
• 2026-04-28 Price Changed $64,999 West Penn MLS
• 2026-04-10 Listed $69,999 West Penn MLS
• 2026-03-09 Pending — West Penn MLS
• 2026-02-07 Listed $69,999 West Penn MLS
• 2017-12-18 Delisted — West Penn MLS
• 2017-09-22 Price Changed $55,000 West Penn MLS
• 2017-07-26 Price Changed $59,900 West Penn MLS
• 2017-07-05 Listed $65,000 West Penn MLS
• 1991-09-04 Sold (Public Records) $36,000 Public Records
• 1980-11-20 Sold (Public Records) $35,000 Public Records

Property tax history

-3.0%/yr

Latest (2026): $956 · +4.6% YoY. Source: county tax records.