19 Charles St · Dravosburg, PA 15034

$124,900

6 bd · 3.0 ba · 1,436 sqft · MultiFamily public records · 16 Days on market

Built 1930 4,356 sqft lot

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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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

MUST SEE!! GREAT INVESTMENT OPPORTUNITY! LARGE ROOM SIZES, NEW VINYL FLOORING AND UPDATED BATHROOM ON FIRST FLOOR. HARDWOOD FLOORS ON OTHER TWO UNITS. COVERED PORCHES/BALCONIES. ALL THREE UNITS ARE CURRENTLY RENTED. TENANTS PAY UTILITIES. HIGH EFFICIENCY FURNACES, SEPERATE UTILITIES FOR EACH UNIT. COIN OPERATED LAUNDRY INCLUDED. EXPAND YOUR INVESTMENT PORTFOLIO OR LIVE IN ONE UNIT AND RENT OUT THE OTHERS. CONVENIENTLY LOCATED NEAR HIGHWAYS AND LOCAL AMENITIES. BEING SOLD "AS IS". DON'T MISS THIS OPPORTUNITY!!

Key facts

• Covered porches
• Newer hot water tank
• Triplex

Tags

• TRIPLEX
• STRONG RENTAL HISTORY
• HIGH-EFFICIENCY FURNACES
• NEWER HOT WATER TANK
• COIN-OPERATED LAUNDRY
• COVERED PORCHES

Property features AI

Finance

• Financial info: Unit rents: approximately $695, $675 and $650

Exterior

• Parking: Off-street parking and on-street parking available; Two parking spaces total
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-family property (3 units)
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Lot dimensions approximately 120 x 30 (0.1 acre); Zoned MUL (multi-unit)

Interior

• Bedrooms: Three 1-bedroom units
• Bathrooms: Each unit has one full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $476/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $123k (1.5% 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; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $652 of equity ($864 loan paydown + $-212 appreciation (-0.2% local appreciation)).
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $34k; list at $125k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.31% ✓
• Cap rate: 20.02%
• Cash-on-cash: 49.02%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.2%
• Equity multiple: 3.47×
• Total profit: $86,389
• Equity at exit: $35,213

10-year hold

• IRR: 53.0%
• Equity multiple: 6.94×
• Total profit: $207,824
• Equity at exit: $41,495

Cash invested: $34,972 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,887 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $1,429

Break-even live

Break-even rent $1,078

Max offer price $124,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,499	-5% $1,464	+0% $1,429	+5% $1,393	+10% $1,358
Rent	-10% $1,201	-5% $1,315	+0% $1,429	+5% $1,543	+10% $1,657
Rate	-1.0pp $1,492	-0.5pp $1,461	base $1,429	+0.5pp $1,396	+1.0pp $1,363

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$2,886
Total (3 units)			$2,887

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $124,900 Active 16 DOM
2. 2026-06-18
   days on market $124,900 Active 13 DOM
3. 2026-06-17
   days on market $124,900 Active 12 DOM
4. 2026-06-16
   days on market $124,900 Active 11 DOM
5. 2026-06-15
   days on market $124,900 Active 10 DOM
6. 2026-06-13
   days on market $124,900 Active 8 DOM
7. 2026-06-13
   days on market $124,900 Active 7 DOM
8. 2026-06-09
   days on market $124,900 Active 4 DOM
9. 2026-06-08
   days on market $124,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $124,900 Active 2 DOM

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,856 · $155/mo
• Expected delta: +$117/yr (+$10/mo · 6.7%)

ⓘ 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 ≥97°F today · 19 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: $34,644
• − Mortgage interest: −$6,996
• − Property taxes: −$1,739
• − Insurance: −$624
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − Depreciation: −$3,633
• Taxable income: $16,107
• Est. tax owed @ 24.0%: −$3,866
• After-tax cash flow: $13,279/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

+178.2% since first listed

8 events — show timeline

• 2026-06-05 Listed $124,900 West Penn MLS
• 2026-03-20 Delisted — West Penn MLS
• 2025-10-31 Relisted — West Penn MLS
• 2025-10-12 Contingent — West Penn MLS
• 2025-07-10 Listed $130,000 West Penn MLS
• 2006-06-15 Sold (Public Records) $33,500 Public Records
• 2006-06-14 Sold (MLS) $33,500 West Penn MLS
• 2006-04-21 Listed $44,900 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $1,739 · +0.0% YoY. Source: county tax records.