216 Bettis Rd · Dravosburg, PA 15034

$104,500

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 173 Days on market

Built 1941 871 sqft lot $139/sqft · 17% below area Est $126k · 17% under

---

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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Appreciation +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Let the new roof cover your investment. Let the level driveway and yard make access easy. Let the newer polished hardwood floors welcome you in. Let the new wall to wall upstairs keep your feet warm. Let the freshly painted interior save you time, work and money. Let the separate dining room feed your family and maybe the applianced kitchen just may make you a gourmet. Small front deck and large rear deck give you the ability to enjoy the outdoors. This MOVE IN ready classic Cape is situated on a level lot and close to everything you may require or want.

Key facts

• Separate dining room
• New roof
• Applianced kitchen

Tags

• NEW ROOF
• NEWER POLISHED HARDWOOD FLOORS
• FRESHLY PAINTED INTERIOR
• SEPARATE DINING ROOM
• APPLIANCED KITCHEN
• LARGE REAR DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#948 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $545 of equity ($722 loan paydown + $-177 appreciation (-0.2% local appreciation)).
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $28k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $104k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1941 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $126,084
• List price: $104,500
• Delta: -17.12%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Ridgeview Dr	0.08mi	2/1.0	750 (0%)	10mo	$135,000	$180	88
104 Bettis Rd	0.17mi	2/1.5	725 (-3%)	4mo	$134,000	$185	81
911 Valleyview Dr	0.08mi	2/1.0	788 (+5%)	14mo	$130,000	$165	76
906 Valleyview Dr	0.07mi	2/1.0	822 (+10%)	23mo	$120,000	$146	61
925 Pittsburgh Mckeesport Blvd	0.53mi	2/1.0	672 (-10%)	12mo	$105,000	$156	47
4015 Homestead Duquesne Rd	0.65mi	3/2.0 (+1)	780 (+4%)	21mo	$68,000	$87	37

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.09×
• Total profit: $2,729
• Equity at exit: $29,461

10-year hold

• IRR: 7.6%
• Equity multiple: 1.81×
• Total profit: $23,733
• Equity at exit: $34,718

Cash invested: $29,260 (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 15034

• Home prices YoY: -0.1%
• Active inventory: 5
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,055 high
• Mortgage (P&I): −$548
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $104

Break-even live

Break-even rent $924

Max offer price $104,500

Occupancy floor 85%

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	43d	1	0.80mi
3800-3830 Lebanon Church Rd West Mifflin, PA	2.0	1.0	1100	$1,365	$1.24	23d	1	1.14mi
308 Marie St Glassport, PA	2.0	1.0	850	$925	$1.09	16d	1	1.41mi
448 Brierly Ln Unit 448 West Mifflin, PA	2.0	1.0	800	$1,095	$1.37	4d	1	1.42mi
442 Brierly Ln Unit 442 West Mifflin, PA	2.0	1.0	800	$995	$1.24	4d	1	1.42mi
440 Brierly Ln Unit 440 West Mifflin, PA	2.0	1.0	800	$1,095	$1.37	4d	1	1.43mi
402 Brierly Ln West Mifflin, PA	2.0	1.0	1100	$1,145	$1.04	23d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $104,500 Active 173 DOM
2. 2026-06-17
   days on market $104,500 Active 172 DOM
3. 2026-06-16
   days on market $104,500 Active 171 DOM
4. 2026-06-15
   days on market $104,500 Active 170 DOM
5. 2026-06-13
   days on market $104,500 Active 168 DOM
6. 2026-06-13
   days on market $104,500 Active 167 DOM
7. 2026-06-09
   days on market $104,500 Active 164 DOM
8. 2026-06-08
   days on market $104,500 Active 163 DOM
9. 2026-06-07
   days on market $104,500 Active 162 DOM
10. 2026-06-03
    days on market $104,500 Active 158 DOM
11. 2026-06-02
    days on market $104,500 Active 157 DOM
12. 2026-06-01
    days on market $104,500 Active 156 DOM
13. 2026-05-31
    days on market $104,500 Active 155 DOM
14. 2026-05-14
    price $104,500 562-char remark

    Show marketing remark (562 chars)

    Let the new roof cover your investment. Let the level driveway and yard make access easy. Let the newer polished hardwood floors welcome you in. Let the new wall to wall upstairs keep your feet warm. Let the freshly painted interior save you time, work and money. Let the separate dining room feed your family and maybe the applianced kitchen just may make you a gourmet. Small front deck and large rear deck give you the ability to enjoy the outdoors. This MOVE IN ready classic Cape is situated on a level lot and close to everything you may require or want.

15. 2026-04-15
    price $109,500 562-char remark

    Show marketing remark (562 chars)

    Let the new roof cover your investment. Let the level driveway and yard make access easy. Let the newer polished hardwood floors welcome you in. Let the new wall to wall upstairs keep your feet warm. Let the freshly painted interior save you time, work and money. Let the separate dining room feed your family and maybe the applianced kitchen just may make you a gourmet. Small front deck and large rear deck give you the ability to enjoy the outdoors. This MOVE IN ready classic Cape is situated on a level lot and close to everything you may require or want.

16. 2026-02-27
    price $115,000 562-char remark

    Show marketing remark (562 chars)

    Let the new roof cover your investment. Let the level driveway and yard make access easy. Let the newer polished hardwood floors welcome you in. Let the new wall to wall upstairs keep your feet warm. Let the freshly painted interior save you time, work and money. Let the separate dining room feed your family and maybe the applianced kitchen just may make you a gourmet. Small front deck and large rear deck give you the ability to enjoy the outdoors. This MOVE IN ready classic Cape is situated on a level lot and close to everything you may require or want.

17. 2026-01-26
    price $122,000 562-char remark

    Show marketing remark (562 chars)

    Let the new roof cover your investment. Let the level driveway and yard make access easy. Let the newer polished hardwood floors welcome you in. Let the new wall to wall upstairs keep your feet warm. Let the freshly painted interior save you time, work and money. Let the separate dining room feed your family and maybe the applianced kitchen just may make you a gourmet. Small front deck and large rear deck give you the ability to enjoy the outdoors. This MOVE IN ready classic Cape is situated on a level lot and close to everything you may require or want.

18. 2025-12-27
    listed $132,000 Active 562-char remark

    Show marketing remark (562 chars)

    Let the new roof cover your investment. Let the level driveway and yard make access easy. Let the newer polished hardwood floors welcome you in. Let the new wall to wall upstairs keep your feet warm. Let the freshly painted interior save you time, work and money. Let the separate dining room feed your family and maybe the applianced kitchen just may make you a gourmet. Small front deck and large rear deck give you the ability to enjoy the outdoors. This MOVE IN ready classic Cape is situated on a level lot and close to everything you may require or want.

19. 2016-12-15
    price $57,000 343-char remark

    Show marketing remark (343 chars)

    Quaint! This home comes with hardwood floors, updated bath, newer windows & 3 yr hot water & Hi Efficient Trane Furnace. A fenced level rear lot gives lots of opportunity for outdoor enjoyment. A large unfinished basement can be converted to a great game room/man cave/deva den. Close to Waterfront, Town, Transportation and more.

20. 2016-12-14
    status Under Contract 343-char remark

    Show marketing remark (343 chars)

    Quaint! This home comes with hardwood floors, updated bath, newer windows & 3 yr hot water & Hi Efficient Trane Furnace. A fenced level rear lot gives lots of opportunity for outdoor enjoyment. A large unfinished basement can be converted to a great game room/man cave/deva den. Close to Waterfront, Town, Transportation and more.

21. 2016-12-14
    soldstatus $57,000 Sold 343-char remark

    Show marketing remark (343 chars)

    Quaint! This home comes with hardwood floors, updated bath, newer windows & 3 yr hot water & Hi Efficient Trane Furnace. A fenced level rear lot gives lots of opportunity for outdoor enjoyment. A large unfinished basement can be converted to a great game room/man cave/deva den. Close to Waterfront, Town, Transportation and more.

22. 2016-12-02
    historical Contingent 343-char remark

    Show marketing remark (343 chars)

    Quaint! This home comes with hardwood floors, updated bath, newer windows & 3 yr hot water & Hi Efficient Trane Furnace. A fenced level rear lot gives lots of opportunity for outdoor enjoyment. A large unfinished basement can be converted to a great game room/man cave/deva den. Close to Waterfront, Town, Transportation and more.

23. 2016-12-01
    price $59,900 343-char remark

    Show marketing remark (343 chars)

    Quaint! This home comes with hardwood floors, updated bath, newer windows & 3 yr hot water & Hi Efficient Trane Furnace. A fenced level rear lot gives lots of opportunity for outdoor enjoyment. A large unfinished basement can be converted to a great game room/man cave/deva den. Close to Waterfront, Town, Transportation and more.

24. 2016-11-22
    listed $59,900 Active 343-char remark

    Show marketing remark (343 chars)

    Quaint! This home comes with hardwood floors, updated bath, newer windows & 3 yr hot water & Hi Efficient Trane Furnace. A fenced level rear lot gives lots of opportunity for outdoor enjoyment. A large unfinished basement can be converted to a great game room/man cave/deva den. Close to Waterfront, Town, Transportation and more.

25. 1996-01-26
    soldstatus $15,250

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $1,664 · $139/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,665
• − Mortgage interest: −$5,854
• − Property taxes: −$1,664
• − Insurance: −$522
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,040
• Taxable loss: −$442
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,348/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: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 of 539 in PA

Livability — Dravosburg

• Score: 67/100
• State rank: #948
• US rank: #10387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dravosburg, PA
• City population: 1,600
• Population (ZIP): 1,600

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 (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Danish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -0.17%
• Current HPI: 232.24
• 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

+585.2% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $104,500 West Penn MLS
• 2026-04-15 Price Changed $109,500 West Penn MLS
• 2026-02-27 Price Changed $115,000 West Penn MLS
• 2026-01-26 Price Changed $122,000 West Penn MLS
• 2025-12-27 Listed $132,000 West Penn MLS
• 2016-12-15 Price Changed $57,000 West Penn MLS
• 2016-12-14 Pending — West Penn MLS
• 2016-12-14 Sold (MLS) $57,000 West Penn MLS
• 2016-12-02 Contingent — West Penn MLS
• 2016-12-01 Price Changed $59,900 West Penn MLS
• 2016-11-22 Listed $59,900 West Penn MLS
• 1996-01-26 Sold (Public Records) $15,250 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,664 · +0.0% YoY. Source: county tax records.