805 Kentucky St · Brackenridge, PA 15014

$134,900

2 bd · 1.5 ba · 1,216 sqft · SingleFamily public records · 21 Days on market

Built 1920 4,848 sqft lot Est $137k · at est. ↓ 3% 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 +18.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come check out 805 Kentucky Street! This wonderful home has been lovingly maintained by the same owner for over 50 years. Located in Brackenridge just minutes from Route 28, it sits on a large corner lot with a with a fenced in yard that is perfect for pets, playtime, and pools. The interior features newer flooring, a remodeled bathroom, and a massive primary bedroom with all the closet space you could need. The finished attic currently acts as a 3rd bedroom, but it could also make a great office or playroom. The side deck is spacious and leads from the kitchen down to the yard, making indoor/outdoor entertaining a breeze. And the oversized 2 car garage offers plenty of room for vehicles, tools, or other outdoor toys. Don't delay, schedule your tour today!

Key facts

• Finished attic
• Remodeled bathroom
• Spacious side deck

Tags

• CORNER LOT
• FENCED IN YARD
• REMODELED BATHROOM
• FINISHED ATTIC
• SPACIOUS SIDE DECK
• OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $131k (2.9% below list).
• Recommended offer: $131k (2.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#510 in PA, #4,660 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, commute A; Watch: schools D, employment D, amenities F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,013 (2.9% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.97% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $137,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Kentucky St	0.00mi	3/1.0 (+1)	1,216 (0%)	0mo	$138,000	$113	93
1117 8th Ave	0.01mi	2/1.5	1,302 (+7%)	8mo	$78,000	$60	81
1264 8th Ave	0.24mi	2/1.5	1,152 (-5%)	3mo	$123,500	$107	78
950 Roup Ave	0.32mi	2/1.0	1,170 (-4%)	12mo	$90,000	$77	66
1060 Roup Ave	0.14mi	3/1.5 (+1)	1,312 (+8%)	15mo	$190,000	$145	62
1025 Union Ave	0.35mi	2/1.0	1,308 (+8%)	10mo	$130,000	$99	61
1040 8th Ave	0.16mi	3/1.5 (+1)	1,368 (+12%)	11mo	$65,000	$48	58
807 Hazlett Ave	0.55mi	2/1.0	1,136 (-7%)	6mo	$15,000	$13	56
1209 Union Ave	0.35mi	2/1.0	1,082 (-11%)	9mo	$132,000	$122	55
1277 11th Ave	0.34mi	3/2.0 (+1)	1,287 (+6%)	14mo	$200,000	$155	55
1275 11th Ave	0.34mi	3/2.0 (+1)	1,068 (-12%)	7mo	$155,000	$145	51
1138 Union Ave	0.30mi	3/1.5 (+1)	1,392 (+14%)	10mo	$183,000	$131	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $81,236
• Equity at exit: $121,529

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $233,142
• Equity at exit: $262,081

Cash invested: $37,772 (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 15014

• Home prices YoY: 10.8%
• Active inventory: 10
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$707
• Tax from tax record: −$150 /mo · $1,795/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $122

Break-even live

Break-even rent $1,156

Max offer price $134,900

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	2d	1	0.09mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	44d	1	0.11mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	2d	1	0.11mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	14d	1	0.51mi
728 9th Ave Brackenridge, PA	1.0	1.0	1050	$900	$0.86	21d	1	0.61mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	2d	1	0.62mi
1127 Highland St Unit 2 Tarentum, PA	1.0	1.0	700	$800	$1.14	24d	1	0.90mi
236 Wayne St New Kensington, PA	2.0	1.0	750	$900	$1.20	2d	1	1.20mi
1715 State St Natrona Heights, PA	2.0	2.0	1007	$1,300	$1.29	2d	1	1.22mi

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-03-31
   listed $134,900 Active
3. 2025-10-21
   price $134,900 766-char remark

   Show marketing remark (766 chars)

   Come check out 805 Kentucky Street! This wonderful home has been lovingly maintained by the same owner for over 50 years. Located in Brackenridge just minutes from Route 28, it sits on a large corner lot with a with a fenced in yard that is perfect for pets, playtime, and pools. The interior features newer flooring, a remodeled bathroom, and a massive primary bedroom with all the closet space you could need. The finished attic currently acts as a 3rd bedroom, but it could also make a great office or playroom. The side deck is spacious and leads from the kitchen down to the yard, making indoor/outdoor entertaining a breeze. And the oversized 2 car garage offers plenty of room for vehicles, tools, or other outdoor toys. Don't delay, schedule your tour today!

4. 2025-09-18
   listed $139,000 Active 766-char remark

   Show marketing remark (766 chars)

   Come check out 805 Kentucky Street! This wonderful home has been lovingly maintained by the same owner for over 50 years. Located in Brackenridge just minutes from Route 28, it sits on a large corner lot with a with a fenced in yard that is perfect for pets, playtime, and pools. The interior features newer flooring, a remodeled bathroom, and a massive primary bedroom with all the closet space you could need. The finished attic currently acts as a 3rd bedroom, but it could also make a great office or playroom. The side deck is spacious and leads from the kitchen down to the yard, making indoor/outdoor entertaining a breeze. And the oversized 2 car garage offers plenty of room for vehicles, tools, or other outdoor toys. Don't delay, schedule your tour today!

ⓘ 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: $1,795 · $150/mo
• Projected year-2 tax: $1,963 · $164/mo
• Expected delta: +$168/yr (+$14/mo · 9.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,722
• − Mortgage interest: −$7,556
• − Property taxes: −$1,795
• − Insurance: −$674
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,924
• Taxable loss: −$744
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $1,640/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Brackenridge

• Score: 74/100
• State rank: #510
• US rank: #4660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brackenridge, PA
• City population: 3,109
• Population (ZIP): 3,109

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 (89%)
• Race & ethnicity: White 89% Black 6% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 2% 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: ▲ 21.92%
• Current HPI: 224.4654
• 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

-2.9% since first listed

4 events — show timeline

• 2026-04-21 Pending — West Penn MLS
• 2026-03-31 Listed $134,900 West Penn MLS
• 2025-10-21 Price Changed $134,900 West Penn MLS
• 2025-09-18 Listed $139,000 West Penn MLS

Property tax history

+4.8%/yr

Latest (2026): $1,795 · +3.9% YoY. Source: county tax records.