1338 Beverly Rd · Port Vue, PA 15133

$90,000

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 80 Days on market

Built 1950 5,998 sqft lot $103/sqft · 10% above area Est $82k · 10% over

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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 +20.8/30.0
• Appreciation +7.3/10.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• ARV discount +3.0/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Turnkey rental opportunity in Port Vue! This well-maintained 2-bedroom, 1-bath home offers approximately 874 sq ft of living space. Features include central heat and A/C, plus kitchen appliances (refrigerator, stove, dishwasher) and in-unit washer and dryer. There is off-street parking for 2-3 vehicles. Currently tenant-occupied by long term tenant on a month-to-month lease providing immediate cash flow with flexibility for future plans. Property presents a solid addition to any rental portfolio or a great entry point for investors seeking stable income. Convenient location with access to local amenities, shopping, and major roadways.

Key facts

• Kitchen appliances
• Convenient location
• Off-street parking

Tags

• TURNKEY RENTAL OPPORTUNITY
• CENTRAL HEAT AND A/C
• KITCHEN APPLIANCES
• IN-UNIT WASHER AND DRYER
• OFF-STREET PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#545 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• This rent is only 18% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (median comp): $81,783
• List price: $90,000
• Delta: 10.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Beverly	0.13mi	2/1.0	910 (+4%)	5mo	$82,000	$90	83
320 Dersam St	0.18mi	2/1.0	909 (+4%)	5mo	$87,500	$96	81
1375 Washington Blvd	0.18mi	2/1.0	945 (+8%)	2mo	$93,500	$99	76
1008 Upston St	0.41mi	2/1.0	888 (+2%)	10mo	$42,000	$47	70
906 Woodland Ave	0.51mi	2/2.0	875 (+0%)	7mo	$105,000	$120	66
1101 Lysle Ave	0.28mi	2/1.0	752 (-14%)	1mo	$20,000	$27	63
920 Woodland Ave	0.54mi	3/1.0 (+1)	875 (+0%)	12mo	$152,900	$175	59
1006 Woodland Ave	0.55mi	3/1.0 (+1)	864 (-1%)	10mo	$61,000	$71	59
1014 Alquin St	0.21mi	2/1.5	768 (-12%)	12mo	$55,000	$72	58
1009 Oakland Ave	0.29mi	3/2.0 (+1)	778 (-11%)	6mo	$15,000	$19	55
514 Marie St	0.70mi	3/1.5 (+1)	898 (+3%)	8mo	$120,000	$134	49
514 Reynolds St	0.65mi	2/1.0	778 (-11%)	11mo	$26,000	$33	42

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.04×
• Total profit: $26,237
• Equity at exit: $48,413

10-year hold

• IRR: 17.3%
• Equity multiple: 3.93×
• Total profit: $73,764
• Equity at exit: $81,489

Cash invested: $25,200 (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 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $966 high
• Mortgage (P&I): −$472
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $124

Break-even live

Break-even rent $809

Max offer price $90,000

Occupancy floor 82%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	43d	1	0.29mi
308 Marie St Glassport, PA	2.0	1.0	850	$925	$1.09	17d	1	0.80mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	12d	3	1.07mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	43d	1	1.07mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	14d	1	1.07mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	43d	1	1.22mi
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	23d	1	1.25mi
526 Ohio Ave Unit 3 Glassport, PA	2.0	1.0	800	$900	$1.12	43d	1	1.26mi
642 Ohio Ave Unit 1 Glassport, PA	2.0	1.0	700	$1,200	$1.71	43d	1	1.35mi
812 Indiana Ave Unit 1 Glassport, PA	1.0	1.0	800	$695	$0.87	23d	1	1.36mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	43d	1	1.45mi
2860 Washington Blvd Unit 5 McKeesport, PA	1.0	1.0	600	$799	$1.33	23d	1	1.49mi
2860 Washington Blvd Unit 3 McKeesport, PA	1.0	1.0	600	$799	$1.33	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 80 DOM
2. 2026-06-17
   days on market $90,000 Active 79 DOM
3. 2026-06-16
   days on market $90,000 Active 78 DOM
4. 2026-06-15
   days on market $90,000 Active 77 DOM
5. 2026-06-13
   days on market $90,000 Active 75 DOM
6. 2026-06-13
   days on market $90,000 Active 74 DOM
7. 2026-06-09
   days on market $90,000 Active 71 DOM
8. 2026-06-08
   days on market $90,000 Active 70 DOM
9. 2026-06-07
   days on market $90,000 Active 69 DOM
10. 2026-06-05
    days on market $90,000 Active 66 DOM
11. 2026-06-03
    days on market $90,000 Active 65 DOM
12. 2026-06-02
    days on market $90,000 Active 64 DOM
13. 2026-06-01
    days on market $90,000 Active 63 DOM
14. 2026-05-31
    days on market $90,000 Active 62 DOM
15. 2026-03-30
    listed $90,000 Active 642-char remark

    Show marketing remark (642 chars)

    Turnkey rental opportunity in Port Vue! This well-maintained 2-bedroom, 1-bath home offers approximately 874 sq ft of living space. Features include central heat and A/C, plus kitchen appliances (refrigerator, stove, dishwasher) and in-unit washer and dryer. There is off-street parking for 2-3 vehicles. Currently tenant-occupied by long term tenant on a month-to-month lease providing immediate cash flow with flexibility for future plans. Property presents a solid addition to any rental portfolio or a great entry point for investors seeking stable income. Convenient location with access to local amenities, shopping, and major roadways.

16. 2007-12-14
    soldstatus $20,000
17. 2007-11-27
    soldstatus $20,000 127-char remark

    Show marketing remark (127 chars)

    PRICED FOR QUICK SALE ! OWNER WILL LISTEN TO ALL OFFERS! GREAT INVESTMENT OR STARTER. .. .. CALL TODAY !!!! TAXES APPROXIMATE !

18. 2007-09-24
    listed $29,900 127-char remark

    Show marketing remark (127 chars)

    PRICED FOR QUICK SALE ! OWNER WILL LISTEN TO ALL OFFERS! GREAT INVESTMENT OR STARTER. .. .. CALL TODAY !!!! TAXES APPROXIMATE !

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,552 · $129/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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,587
• − Mortgage interest: −$5,041
• − Property taxes: −$1,552
• − Insurance: −$450
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,618
• Taxable income: $72
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,471/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: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

Livability — Port Vue

• Score: 73/100
• State rank: #545
• US rank: #5090

Category grades

Amenities F Commute F 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: Port Vue, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 94.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 4.52%
• Current HPI: 214.5922
• 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

+201.0% since first listed

4 events — show timeline

• 2026-03-30 Listed $90,000 West Penn MLS
• 2007-12-14 Sold (Public Records) $20,000 Public Records
• 2007-11-27 Sold (MLS) $20,000 West Penn MLS
• 2007-09-24 Listed $29,900 West Penn MLS

Property tax history

+3.8%/yr

Latest (2026): $1,552 · +6.0% YoY. Source: county tax records.