102-104 S 5th St · Duquesne, PA 15110

$65,000

4 bd · 2.0 ba · 1,920 sqft · MultiFamily · 268 Days on market

Built 1941 Fair condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +2.1/10.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

The spotlight is on value in this 4 bedroom home. You can get two for the price of one. This home was once a duplex and can be again. You can collect the rent receipts from one side and live in the other. You walk into an inviting living room. Gracious entertainingwill be yours in this formal dining room. There is room for your china cabinet and Buffet. This counterfriendly and comfortable kitchen provides the focus for family activities. This gathering room will host mealtimes to homework. .. Serenity simple. .the main suite is spacious but intimate- a private place for quiet times. Sumptuous comfort and coziness characterize the master bathroom. Light and color join forces to give the bathrooms a special freshness and brightness. Natural materials and neutral colors lend subtle elegance to the main bath. Enjoy the serenity of your own back porch. This is the perfect setting for a quiet afternoon reading. Watch the color of the seasons change in your own back yard. The well planned storage keeps everythinghandy but out of sight. This house is tastefully decorated and ready to move into. Once you see it you'll want to own it. Call Tracy Janov at 412-759-0316 to view this home today.

Key facts

• Formal dining room
• Gathering room
• Main suite

Tags

• INVITING LIVING ROOM
• FORMAL DINING ROOM
• COUNTERFRIENDLY KITCHEN
• GATHERING ROOM
• MAIN SUITE
• MASTER BATHROOM

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $641/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#927 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, crime F, amenities F.
• Duquesne City SD (suburban): math 10% / reading 15% proficiency, ranked #611 of 658 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Duquesne El Sch (math 2% / reading 17%, grade F, #1,438 of 1,518 statewide, top 96%, 439 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.37% ✓
• Cap rate: 29.95%
• Cash-on-cash: 84.51%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 84.9%
• Equity multiple: 4.91×
• Total profit: $71,132
• Equity at exit: $9,692

10-year hold

• IRR: 88.1%
• Equity multiple: 10.19×
• Total profit: $167,188
• Equity at exit: $5,620

Cash invested: $18,200 (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 15110

• Home prices YoY: -4.0%
• Active inventory: 19
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $1,282

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,327	-5% $1,304	+0% $1,282	+5% $1,259	+10% $1,237
Rent	-10% $1,109	-5% $1,195	+0% $1,282	+5% $1,368	+10% $1,455
Rate	-1.0pp $1,314	-0.5pp $1,298	base $1,282	+0.5pp $1,265	+1.0pp $1,248

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,192
Total (2 units)			$2,191

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 S 6th St Duquesne, PA	3.0	1.0	2100	$1,675	$0.80	25d	1	0.05mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	45d	1	0.70mi
800 Richford St Duquesne, PA	3.0	1.0	1300	$1,600	$1.23	25d	1	0.83mi
715 Grant Avenue Ext West Mifflin, PA	3.0	2.0	1400	$1,450	$1.04	9d	1	0.93mi
1607 Girard Ave North Versailles, PA	3.0	2.0	1400	$1,595	$1.14	25d	1	1.16mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	45d	1	1.26mi

Listing history 15 events

1. 2026-06-21
   days on market $65,000 Active 268 DOM
2. 2026-06-18
   days on market $65,000 Active 265 DOM
3. 2026-06-17
   days on market $65,000 Active 264 DOM
4. 2026-06-16
   days on market $65,000 Active 263 DOM
5. 2026-06-15
   days on market $65,000 Active 262 DOM
6. 2026-06-13
   days on market $65,000 Active 260 DOM
7. 2026-06-09
   days on market $65,000 Active 256 DOM
8. 2026-06-08
   days on market $65,000 Active 255 DOM
9. 2026-06-07
   days on market $65,000 Active 254 DOM
10. 2026-06-05
    days on market $65,000 Active 251 DOM
11. 2026-06-03
    days on market $65,000 Active 250 DOM
12. 2026-06-02
    days on market $65,000 Active 249 DOM
13. 2026-06-01
    days on market $65,000 Active 248 DOM
14. 2026-05-31
    days on market $65,000 Active 247 DOM
15. 2025-09-25
    listed $65,000 Active 1201-char remark

    Show marketing remark (1201 chars)

    The spotlight is on value in this 4 bedroom home. You can get two for the price of one. This home was once a duplex and can be again. You can collect the rent receipts from one side and live in the other. You walk into an inviting living room. Gracious entertainingwill be yours in this formal dining room. There is room for your china cabinet and Buffet. This counterfriendly and comfortable kitchen provides the focus for family activities. This gathering room will host mealtimes to homework. .. Serenity simple. .the main suite is spacious but intimate- a private place for quiet times. Sumptuous comfort and coziness characterize the master bathroom. Light and color join forces to give the bathrooms a special freshness and brightness. Natural materials and neutral colors lend subtle elegance to the main bath. Enjoy the serenity of your own back porch. This is the perfect setting for a quiet afternoon reading. Watch the color of the seasons change in your own back yard. The well planned storage keeps everythinghandy but out of sight. This house is tastefully decorated and ready to move into. Once you see it you'll want to own it. Call Tracy Janov at 412-759-0316 to view this home today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,292
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$1,891
• Taxable income: $15,253
• Est. tax owed @ 24.0%: −$3,661
• After-tax cash flow: $11,719/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

This multi-family home requires moderate repairs and maintenance, including painting the exterior siding and foundation, and landscaping. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — The exterior siding is visibly weathered and in need of repainting or replacement.
• Major foundation — The foundation shows signs of settling or damage.

Value-add opportunities

• Resale painting the exterior siding and foundation — Painting the exterior siding and foundation can significantly improve the home's curb appeal and resale value.
• Rental landscaping and trimming overgrown vegetation — A well-maintained and attractive exterior can attract more renters and increase rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The exterior siding is visibly weathered and in need of repainting or replacement.	Major	$15,000–50,000
foundation · The foundation shows signs of settling or damage.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale painting the exterior siding and foundation — Painting the exterior siding and foundation can significantly improve the home's curb appeal and resale value. ↑
• Rental landscaping and trimming overgrown vegetation — A well-maintained and attractive exterior can attract more renters and increase rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Duquesne City SD
• NCES district ID: 4208010
• Math proficiency: 10% ▲ 4.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $24,173
• Composite: 12.77/100
• National rank: #14546
• State rank: #611 of 658 in PA

Livability — Duquesne

• Score: 68/100
• State rank: #927
• US rank: #10089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duquesne, PA
• City population: 5,186
• Population (ZIP): 5,186

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 16% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovene 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -5.75%
• Current HPI: 138.4974
• 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

1 event — show timeline

• 2025-09-25 Listed $65,000 Fizber.com