854 Bocktown Rd · South Heights, PA 15046

$95,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 55 Days on market

Built 1941 0.47 ac lot $152/sqft · 43% below area Est $167k · 43% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +10.0/10.0
• Schools +5.3/10.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

Key facts

• Gas forced-air heat
• One-level living
• Spacious lot

Tags

• ONE-LEVEL LIVING
• GAS FORCED-AIR HEAT
• WINDOW A C UNITS
• SPACIOUS LOT
• ROOM TO EXPAND
• EXTRA PRIVACY

Property features AI

Exterior

• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Built as resale property
• Exterior features: Lot approximately 0.47 acres; Public sewer; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Wall/window cooling units
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-41 ($-496/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (1.7% below list).
• Recommended offer: $88k (7.7% below list) — sets the bar for cash-flow.
• Cap rate 6.6% vs local median 3.2% in South Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#368 in PA, #3,206 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Bon Meade El Sch (math 63% / reading 77%, grade A-, #147 of 1,518 statewide, top 10%, 594 students, 16% FRL); Moon Area Lower Ms (math 41% / reading 71%, grade B-, #69 of 512 statewide, top 14%, 623 students, 30% FRL); Moon Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 1,218 students, 20% FRL).
• Market conditions: 16 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,695 (7.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $167,193
• List price: $95,000
• Delta: -43.18%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $49,196
• Equity at exit: $85,584

10-year hold

• IRR: 20.5%
• Equity multiple: 6.53×
• Total profit: $147,122
• Equity at exit: $184,564

Cash invested: $26,600 (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 15046

• Home prices YoY: 13.5%
• Active inventory: 16
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-41

Break-even live

Break-even rent $987

Max offer price $87,695

Occupancy floor 99%

Sensitivity live

Price	-10% $12	-5% $-14	+0% $-41	+5% $-68	+10% $-95
Rent	-10% $-115	-5% $-78	+0% $-41	+5% $-4	+10% $32
Rate	-1.0pp $6	-0.5pp $-17	base $-41	+0.5pp $-66	+1.0pp $-91

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $95,000 Active 55 DOM
2. 2026-06-18
   days on market $95,000 Active 52 DOM
3. 2026-06-17
   days on market $95,000 Active 51 DOM
4. 2026-06-16
   days on market $95,000 Active 50 DOM
5. 2026-06-15
   days on market $95,000 Active 49 DOM
6. 2026-06-13
   days on market $95,000 Active 47 DOM
7. 2026-06-09
   days on market $95,000 Active 43 DOM
8. 2026-06-08
   days on market $95,000 Active 42 DOM
9. 2026-06-07
   days on market $95,000 Active 41 DOM
10. 2026-06-05
    days on market $95,000 Active 38 DOM
11. 2026-06-03
    days on market $95,000 Active 37 DOM
12. 2026-06-02
    days on market $95,000 Active 36 DOM
13. 2026-06-01
    days on market $95,000 Active 35 DOM
14. 2026-05-31
    days on market $95,000 Active 34 DOM
15. 2026-05-14
    price $95,000 791-char remark
16. 2026-04-27
    listed $100,000 Active 791-char remark
17. 2024-12-19
    historical $1,150
18. 2024-12-11
    listed $1,150
19. 2023-07-17
    status Pending 585-char remark

    Show marketing remark (585 chars)

    This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

20. 2023-07-17
    soldstatus $70,000 Closed 585-char remark

    Show marketing remark (585 chars)

    This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

21. 2023-06-19
    historical Contingent 585-char remark

    Show marketing remark (585 chars)

    This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

22. 2023-06-12
    status Active 585-char remark

    Show marketing remark (585 chars)

    This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

23. 2023-06-11
    historical Contingent 585-char remark

    Show marketing remark (585 chars)

    This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

24. 2023-06-10
    status Active 585-char remark

    Show marketing remark (585 chars)

    This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

25. 2023-06-09
    historical Contingent 585-char remark

    Show marketing remark (585 chars)

    This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

26. 2023-06-06
    listed $80,000 Active 585-char remark

    Show marketing remark (585 chars)

    This lovely house in Moon Twp. School District features 2 bedrooms and one bath. With a cozy living room, dining room and full kitchen it has everything you need. There is off street parking in front of the house, and a quiet back yard. This home is conveniently situated close to Rt. 65 and 376, also offering quick access to I79 to get you where you need to go. Just minutes from the heart of Moon Twp. with lots of shopping and eating as well as close proximity to Robert Morris University. Whether you're looking for a starter home, downsizing, investment, this home is the answer.

27. 2019-01-11
    soldstatus $57,500
28. 2003-08-07
    soldstatus $17,000
29. 2003-07-01
    soldstatus $17,000

    Show marketing remark (177 chars)

    Cheaper then renting! New furnace & roof! Great yard with 1/2 acre lot. Big screened in front porch. Great location for living or renting - Washer & Dryer included!

30. 2003-04-13
    listed $19,900

    Show marketing remark (177 chars)

    Cheaper then renting! New furnace & roof! Great yard with 1/2 acre lot. Big screened in front porch. Great location for living or renting - Washer & Dryer included!

31. 1974-11-27
    soldstatus $12,500

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,211
• − Mortgage interest: −$5,321
• − Property taxes: −$2,102
• − Insurance: −$1,272
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,764
• Taxable loss: −$2,042
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $-6/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: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — South Heights

• Score: 77/100
• State rank: #368
• US rank: #3206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 343
• Population (ZIP): 2,310

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 7% Serbian 4% Lithuanian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% 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: ▲ 28.48%
• Current HPI: 239.0511
• 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

+660.0% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $95,000 West Penn MLS
• 2026-04-27 Listed $100,000 West Penn MLS
• 2024-12-19 Rental Removed $1,150 BUILDIUM
• 2024-12-11 Listed for Rent $1,150 BUILDIUM
• 2023-07-17 Pending — West Penn MLS
• 2023-07-17 Sold (MLS) $70,000 West Penn MLS
• 2023-06-19 Contingent — West Penn MLS
• 2023-06-12 Relisted — West Penn MLS
• 2023-06-11 Contingent — West Penn MLS
• 2023-06-10 Relisted — West Penn MLS
• 2023-06-09 Contingent — West Penn MLS
• 2023-06-06 Listed $80,000 West Penn MLS
• 2019-01-11 Sold (Public Records) $57,500 Public Records
• 2003-08-07 Sold (Public Records) $17,000 Public Records
• 2003-07-01 Sold (MLS) $17,000 West Penn MLS
• 2003-04-13 Listed $19,900 West Penn MLS
• 1974-11-27 Sold (Public Records) $12,500 Public Records

Property tax history

+2.7%/yr

Latest (2026): $2,102 · +1.9% YoY. Source: county tax records.