326 Cherry St · West Homestead, PA 15120

$85,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 17 Days on market

Built 1911 2,748 sqft lot $62/sqft · at area comps Est $87k · at est.

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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 +8.8/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS This 3 bedroom family home is ready to be loved again. Newer roof (2019), ductwork for central air is in and electrical is in place outside for unit. 4 charming fireplaces and built in china cabinet in the dining room. Hardwood floors and high ceilings throughout.

Key facts

• Fresh paint
• New flooring
• New cabinets

Tags

• FRESH PAINT
• NEW FLOORING
• HARDWOOD FLOORS
• UPDATED KITCHEN
• NEW CABINETS
• NEW APPLIANCES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story frame house; Resale property
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 25 x 110

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Has basement; Public transportation nearby

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#353 in PA, #3,104 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 92 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $18k; list at $85k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 1.61% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.76%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (median comp): $87,488
• List price: $85,000
• Delta: -2.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 W 16th Ave	0.42mi	3/1.0 (+1)	1,384 (+2%)	7mo	$75,000	$54	67
230 E 15th Ave	0.56mi	3/1.0 (+1)	1,417 (+4%)	2mo	$25,000	$18	60
366 W 13th Ave	0.22mi	2/1.0	1,168 (-14%)	10mo	$70,000	$60	58
574 Doyle Ave	0.40mi	2/1.0	1,472 (+8%)	17mo	$148,900	$101	53
129 E 20th Ave	0.66mi	2/1.5	1,334 (-2%)	14mo	$136,000	$102	52
227 E 15th Ave	0.54mi	2/2.0	1,490 (+10%)	6mo	$55,000	$37	50
243 W Hazel Way	0.13mi	2/1.0	1,156 (-15%)	22mo	$17,075	$15	50
1408 Mifflin St	0.58mi	2/2.0	1,436 (+6%)	13mo	$160,000	$111	48
600 E 14th Ave	0.71mi	3/2.0 (+1)	1,472 (+8%)	0mo	$229,007	$156	44
3607 Fieldstone Dr	0.58mi	3/2.0 (+1)	1,464 (+8%)	10mo	$275,555	$188	43
3406 Dogwood Pl	0.73mi	3/2.0 (+1)	1,400 (+3%)	12mo	$265,000	$189	42
245 E 18th Ave	0.69mi	3/1.5 (+1)	1,512 (+11%)	1mo	$15,000	$10	42

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

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.96×
• Total profit: $22,751
• Equity at exit: $12,674

10-year hold

• IRR: 31.6%
• Equity multiple: 3.99×
• Total profit: $71,075
• Equity at exit: $7,349

Cash invested: $23,800 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 92
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$446
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $551

Break-even live

Break-even rent $669

Max offer price $85,000

Occupancy floor 55%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	16d	1	0.26mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	16d	1	0.26mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	43d	1	0.59mi
1900 Maple St Unit 4 Homestead, PA	1.0	1.0	1200	$1,400	$1.17	23d	1	0.66mi
519 E 9th Ave Fl 1 Homestead, PA	1.0	1.0	900	$995	$1.11	10d	1	0.70mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	43d	1	0.79mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	23d	1	0.82mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	23d	1	1.00mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	1.16mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	43d	1	1.20mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	1.22mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	43d	1	1.36mi
6581 Rosemoor St Pittsburgh, PA	3.0	2.5	1752	$2,800	$1.60	12d	1	1.47mi

Listing history 13 events

1. 2026-05-12
   listed $85,000 Active 468-char remark
2. 2026-04-23
   historical $1,095
3. 2026-04-07
   price $1,095
4. 2026-03-11
   listed $1,195
5. 2026-03-11
   historical $1,195
6. 2026-01-28
   listed $1,195
7. 2023-12-18
   soldstatus $18,000
8. 2023-12-14
   soldstatus $18,000 Closed 287-char remark

   Show marketing remark (287 chars)

   CALLING ALL INVESTORS This 3 bedroom family home is ready to be loved again. Newer roof (2019), ductwork for central air is in and electrical is in place outside for unit. 4 charming fireplaces and built in china cabinet in the dining room. Hardwood floors and high ceilings throughout.

9. 2023-11-10
   status Pending 287-char remark

   Show marketing remark (287 chars)

   CALLING ALL INVESTORS This 3 bedroom family home is ready to be loved again. Newer roof (2019), ductwork for central air is in and electrical is in place outside for unit. 4 charming fireplaces and built in china cabinet in the dining room. Hardwood floors and high ceilings throughout.

10. 2023-11-03
    historical Contingent 287-char remark

    Show marketing remark (287 chars)

    CALLING ALL INVESTORS This 3 bedroom family home is ready to be loved again. Newer roof (2019), ductwork for central air is in and electrical is in place outside for unit. 4 charming fireplaces and built in china cabinet in the dining room. Hardwood floors and high ceilings throughout.

11. 2023-10-16
    price $34,900 287-char remark

    Show marketing remark (287 chars)

    CALLING ALL INVESTORS This 3 bedroom family home is ready to be loved again. Newer roof (2019), ductwork for central air is in and electrical is in place outside for unit. 4 charming fireplaces and built in china cabinet in the dining room. Hardwood floors and high ceilings throughout.

12. 2023-09-27
    listed $49,900 Active 287-char remark

    Show marketing remark (287 chars)

    CALLING ALL INVESTORS This 3 bedroom family home is ready to be loved again. Newer roof (2019), ductwork for central air is in and electrical is in place outside for unit. 4 charming fireplaces and built in china cabinet in the dining room. Hardwood floors and high ceilings throughout.

13. 1996-06-28
    soldstatus $25,000

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$389/yr (+$32/mo · 68.9%)

ⓘ 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 · 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: $16,387
• − Mortgage interest: −$4,761
• − Property taxes: −$565
• − Insurance: −$425
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,473
• Taxable income: $5,542
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,277/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — West Homestead

• Score: 77/100
• State rank: #353
• US rank: #3104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Homestead, PA
• County: Allegheny County · 1,022,028 people
• City population: 17,999
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+240.0% since first listed

14 events — show timeline

• 2026-05-30 Pending — West Penn MLS
• 2026-05-12 Listed $85,000 West Penn MLS
• 2026-04-23 Rental Removed $1,095 WPMLS
• 2026-04-07 Price Changed $1,095 WPMLS
• 2026-03-11 Listed for Rent $1,195 WPMLS
• 2026-03-11 Rental Removed $1,195 SHOWMOJO
• 2026-01-28 Listed for Rent $1,195 SHOWMOJO
• 2023-12-18 Sold (Public Records) $18,000 Public Records
• 2023-12-14 Sold (MLS) $18,000 West Penn MLS
• 2023-11-10 Pending — West Penn MLS
• 2023-11-03 Contingent — West Penn MLS
• 2023-10-16 Price Changed $34,900 West Penn MLS
• 2023-09-27 Listed $49,900 West Penn MLS
• 1996-06-28 Sold (Public Records) $25,000 Public Records

Property tax history

+17.0%/yr

Latest (2026): $565 · +3.4% YoY. Source: county tax records.