8298 Ohio River Blvd · Emsworth, PA 15202

$155,000

3 bd · 1.5 ba · 1,465 sqft · SingleFamily public records · 122 Days on market

Built 1912 2,500 sqft lot Est $251k · 38% under ↓ 33% since listing

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Why this score? — see what drove the C 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 +17.9/30.0
• ARV discount +15.0/15.0
• Schools +5.8/10.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8298 Ohio River Boulevard. This charming, well-maintained, 2-story home which includes 2 lots is waiting for you. This home is just minutes from 2 Interstates and many of the amenities that the area has to offer. It is a short distance to several community parks, local shopping, grocery stores, restaurants, sporting events, and places of worship. The house is a short walk away from 2 different routes of public transportation. There are also 2 covered parking spaces behind the house. Enjoy time in the private back yard, and the charm of this early 1900’s home. Also, you can spend time in the house addition which includes a large, sunken family room and spiral staircase to a loft area.

Key facts

• House addition
• Private back yard
• Sliding glass doors

Tags

• 2 LOTS
• PRIVATE BACK YARD
• HOUSE ADDITION
• LARGE SUNKEN FAMILY ROOM
• SPIRAL STAIRCASE
• SLIDING GLASS DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (0.9% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#117 in PA, #909 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: health & safety D, amenities F.
• Avonworth SD (suburban): math 56% / reading 73% proficiency, ranked #39 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.99% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $250,515
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8298 Ohio River Blvd	0.00mi	3/1.5	1,465 (0%)	1mo	$144,300	$98	100
223 Hazelwood Ave	0.17mi	2/1.5 (-1)	1,480 (+1%)	0mo	$155,000	$105	85
167 Orchard Ave	0.21mi	3/1.5	1,530 (+4%)	1mo	$287,000	$188	82
217 Pennsylvania Ave	0.16mi	3/2.0	1,515 (+3%)	4mo	$242,000	$160	81
172 Orchard Ave	0.23mi	3/1.5	1,500 (+2%)	18mo	$305,000	$203	70
251 Allison Ave	0.25mi	3/2.0	1,638 (+12%)	2mo	$280,000	$171	65
331 Eicher Rd	0.43mi	3/1.5	1,295 (-12%)	7mo	$265,000	$205	55
83 Gibson St	0.60mi	3/2.0	1,360 (-7%)	4mo	$185,500	$136	55
259 Allison Ave	0.27mi	3/2.0	1,247 (-15%)	10mo	$241,000	$193	52
75 Courtney St	0.62mi	3/1.0	1,575 (+8%)	9mo	$185,000	$117	49
461 Eicher Rd	0.61mi	4/1.5 (+1)	1,274 (-13%)	5mo	$247,000	$194	40
7536 Perrysville Ave	0.74mi	3/2.0	1,600 (+9%)	18mo	$262,500	$164	32

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-13,309
• Equity at exit: $23,111

10-year hold

• IRR: 4.0%
• Equity multiple: 1.32×
• Total profit: $13,934
• Equity at exit: $13,402

Cash invested: $43,400 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 80
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $131

Break-even live

Break-even rent $1,370

Max offer price $155,000

Occupancy floor 86%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Memorial Dr Emsworth, PA	1.0–2.0	1.0	810	$1,295	$1.60	43d	1	0.67mi

Listing history 11 events

1. 2026-03-12
   status Pending
2. 2026-03-01
   status Active
3. 2026-02-19
   historical Contingent
4. 2025-11-09
   listed $155,000 Active
5. 2025-11-08
   historical Expired 709-char remark

   Show marketing remark (709 chars)

   Welcome to 8298 Ohio River Boulevard. This charming, well-maintained, 2-story home which includes 2 lots is waiting for you. This home is just minutes from 2 Interstates and many of the amenities that the area has to offer. It is a short distance to several community parks, local shopping, grocery stores, restaurants, sporting events, and places of worship. The house is a short walk away from 2 different routes of public transportation. There are also 2 covered parking spaces behind the house. Enjoy time in the private back yard, and the charm of this early 1900’s home. Also, you can spend time in the house addition which includes a large, sunken family room and spiral staircase to a loft area.

6. 2025-10-26
   price $160,000 709-char remark

   Show marketing remark (709 chars)

   Welcome to 8298 Ohio River Boulevard. This charming, well-maintained, 2-story home which includes 2 lots is waiting for you. This home is just minutes from 2 Interstates and many of the amenities that the area has to offer. It is a short distance to several community parks, local shopping, grocery stores, restaurants, sporting events, and places of worship. The house is a short walk away from 2 different routes of public transportation. There are also 2 covered parking spaces behind the house. Enjoy time in the private back yard, and the charm of this early 1900’s home. Also, you can spend time in the house addition which includes a large, sunken family room and spiral staircase to a loft area.

7. 2025-08-30
   price $170,000 709-char remark

   Show marketing remark (709 chars)

   Welcome to 8298 Ohio River Boulevard. This charming, well-maintained, 2-story home which includes 2 lots is waiting for you. This home is just minutes from 2 Interstates and many of the amenities that the area has to offer. It is a short distance to several community parks, local shopping, grocery stores, restaurants, sporting events, and places of worship. The house is a short walk away from 2 different routes of public transportation. There are also 2 covered parking spaces behind the house. Enjoy time in the private back yard, and the charm of this early 1900’s home. Also, you can spend time in the house addition which includes a large, sunken family room and spiral staircase to a loft area.

8. 2025-05-27
   price $189,000 709-char remark

   Show marketing remark (709 chars)

   Welcome to 8298 Ohio River Boulevard. This charming, well-maintained, 2-story home which includes 2 lots is waiting for you. This home is just minutes from 2 Interstates and many of the amenities that the area has to offer. It is a short distance to several community parks, local shopping, grocery stores, restaurants, sporting events, and places of worship. The house is a short walk away from 2 different routes of public transportation. There are also 2 covered parking spaces behind the house. Enjoy time in the private back yard, and the charm of this early 1900’s home. Also, you can spend time in the house addition which includes a large, sunken family room and spiral staircase to a loft area.

9. 2025-04-14
   price $199,000 709-char remark

   Show marketing remark (709 chars)

   Welcome to 8298 Ohio River Boulevard. This charming, well-maintained, 2-story home which includes 2 lots is waiting for you. This home is just minutes from 2 Interstates and many of the amenities that the area has to offer. It is a short distance to several community parks, local shopping, grocery stores, restaurants, sporting events, and places of worship. The house is a short walk away from 2 different routes of public transportation. There are also 2 covered parking spaces behind the house. Enjoy time in the private back yard, and the charm of this early 1900’s home. Also, you can spend time in the house addition which includes a large, sunken family room and spiral staircase to a loft area.

10. 2025-02-14
    price $210,000 709-char remark

    Show marketing remark (709 chars)

    Welcome to 8298 Ohio River Boulevard. This charming, well-maintained, 2-story home which includes 2 lots is waiting for you. This home is just minutes from 2 Interstates and many of the amenities that the area has to offer. It is a short distance to several community parks, local shopping, grocery stores, restaurants, sporting events, and places of worship. The house is a short walk away from 2 different routes of public transportation. There are also 2 covered parking spaces behind the house. Enjoy time in the private back yard, and the charm of this early 1900’s home. Also, you can spend time in the house addition which includes a large, sunken family room and spiral staircase to a loft area.

11. 2024-11-09
    listed $230,000 Active 709-char remark

    Show marketing remark (709 chars)

    Welcome to 8298 Ohio River Boulevard. This charming, well-maintained, 2-story home which includes 2 lots is waiting for you. This home is just minutes from 2 Interstates and many of the amenities that the area has to offer. It is a short distance to several community parks, local shopping, grocery stores, restaurants, sporting events, and places of worship. The house is a short walk away from 2 different routes of public transportation. There are also 2 covered parking spaces behind the house. Enjoy time in the private back yard, and the charm of this early 1900’s home. Also, you can spend time in the house addition which includes a large, sunken family room and spiral staircase to a loft area.

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,457 · $205/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,434
• − Mortgage interest: −$8,682
• − Property taxes: −$2,457
• − Insurance: −$775
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$4,509
• Taxable loss: −$939
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $1,802/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: Avonworth SD
• NCES district ID: 4202820
• Math proficiency: 56% ▼ -7.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $79,063
• Composite: 57.52/100
• National rank: #1068
• State rank: #39 of 539 in PA

Livability — Emsworth

• Score: 83/100
• State rank: #117
• US rank: #909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emsworth, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

-32.6% since first listed

11 events — show timeline

• 2026-03-12 Pending — West Penn MLS
• 2026-03-01 Relisted — West Penn MLS
• 2026-02-19 Contingent — West Penn MLS
• 2025-11-09 Listed $155,000 West Penn MLS
• 2025-11-08 Delisted — West Penn MLS
• 2025-10-26 Price Changed $160,000 West Penn MLS
• 2025-08-30 Price Changed $170,000 West Penn MLS
• 2025-05-27 Price Changed $189,000 West Penn MLS
• 2025-04-14 Price Changed $199,000 West Penn MLS
• 2025-02-14 Price Changed $210,000 West Penn MLS
• 2024-11-09 Listed $230,000 West Penn MLS

Property tax history

+2.4%/yr

Latest (2026): $2,457 · +5.5% YoY. Source: county tax records.