3222 Liberty Way · Liberty, PA 15133

$95,000

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 51 Days on market

Built 1948 5,998 sqft lot $91/sqft · 33% below area Est $142k · 33% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.7/10.0
• Appreciation +7.3/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Absolutely adorable 1 floor living. Light, bright and open floor plan. Professionally updated kitchen, trek deck, electric, plumbing, central AC and more. Freshly painted plaster walls, new carpet and commercial grade rubber based laminate wood floors. Enjoy relaxing on the new no maintenance rear deck or under the covered side porch. Great curb appeal with the new landscaping, new sliding door off of the formal dining room overlooking the level yard and new shed with work bench. Truly move in ready and just waiting for you to call this home!

Key facts

• Tenant occupied
• Washer dryer
• Central heat and a/c

Tags

• STABLE INCOME POTENTIAL
• TENANT OCCUPIED
• CENTRAL HEAT AND A/C
• GAS RANGE
• WASHER DRYER

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Asphalt roof
• Construction: Brick exterior; Asphalt roof
• Exterior features: Lot approximately 0.14 acres; Lot dimensions: 57 x 119 x 58 x 119; Off-street parking

Interior

• Kitchen: Stove; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Resale condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.2% in Liberty — 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 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $26k; list at $95k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.27% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 6.6

CMA / ARV

• ARV (median comp): $141,612
• List price: $95,000
• Delta: -32.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2911 Valley St	0.29mi	3/1.0	1,073 (+2%)	1mo	$110,000	$103	82
2903 Valley St	0.33mi	3/1.0	1,073 (+2%)	11mo	$115,500	$108	72
3209 Jeffrey Dr	0.20mi	3/1.0	900 (-14%)	2mo	$73,000	$81	65
3236 Overlook Dr	0.35mi	3/2.0	1,019 (-3%)	18mo	$90,000	$88	60
616 River Ridge Rd	0.15mi	2/1.0 (-1)	897 (-14%)	10mo	$130,000	$145	55
2421 Latrobe St	0.54mi	3/2.0	1,053 (+0%)	18mo	$122,000	$116	54
2720 C St	0.47mi	3/1.0	907 (-14%)	3mo	$115,000	$127	53
605 Hays St	0.49mi	2/1.0 (-1)	980 (-6%)	13mo	$122,000	$124	50
25 Virginia Dr	0.72mi	4/1.0 (+1)	1,014 (-3%)	9mo	$192,000	$189	48
314 Scene Ridge Rd	0.50mi	4/2.0 (+1)	1,163 (+11%)	10mo	$154,500	$133	41
3413 Orchard Dr	0.68mi	2/1.0 (-1)	910 (-13%)	6mo	$115,000	$126	36
3212 Monaca Dr	0.49mi	2/2.0 (-1)	897 (-14%)	21mo	$48,000	$54	27

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: 21.0%
• Equity multiple: 2.29×
• Total profit: $34,392
• Equity at exit: $51,103

10-year hold

• IRR: 21.0%
• Equity multiple: 4.47×
• Total profit: $92,396
• Equity at exit: $86,016

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 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$498
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $236

Break-even live

Break-even rent $906

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $289	-5% $263	+0% $236	+5% $209	+10% $182
Rent	-10% $141	-5% $188	+0% $236	+5% $283	+10% $331
Rate	-1.0pp $284	-0.5pp $260	base $236	+0.5pp $211	+1.0pp $186

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: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	24d	1	0.14mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	3d	1	0.91mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	45d	1	0.96mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	8d	1	1.01mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	1.02mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	45d	1	1.14mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	45d	1	1.28mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	25d	1	1.31mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	25d	1	1.35mi
5015 Walnut St Unit 1 McKeesport, PA	2.0	1.0	980	$950	$0.97	45d	1	1.46mi

Listing history 30 events

1. 2026-06-21
   days on market $95,000 Active 51 DOM
2. 2026-06-18
   days on market $95,000 Active 48 DOM
3. 2026-06-17
   days on market $95,000 Active 47 DOM
4. 2026-06-16
   days on market $95,000 Active 46 DOM
5. 2026-06-15
   days on market $95,000 Active 45 DOM
6. 2026-06-13
   days on market $95,000 Active 43 DOM
7. 2026-06-13
   days on market $95,000 Active 42 DOM
8. 2026-06-09
   days on market $95,000 Active 39 DOM
9. 2026-06-08
   days on market $95,000 Active 38 DOM
10. 2026-06-07
    days on market $95,000 Active 37 DOM
11. 2026-06-05
    days on market $95,000 Active 34 DOM
12. 2026-06-03
    days on market $95,000 Active 33 DOM
13. 2026-06-02
    days on market $95,000 Active 32 DOM
14. 2026-06-01
    days on market $95,000 Active 31 DOM
15. 2026-05-31
    days on market $95,000 Active 30 DOM
16. 2026-05-01
    listed $95,000 Active 433-char remark
17. 2016-10-03
    historical Withdrawn 548-char remark

    Show marketing remark (548 chars)

    Absolutely adorable 1 floor living. Light, bright and open floor plan. Professionally updated kitchen, trek deck, electric, plumbing, central AC and more. Freshly painted plaster walls, new carpet and commercial grade rubber based laminate wood floors. Enjoy relaxing on the new no maintenance rear deck or under the covered side porch. Great curb appeal with the new landscaping, new sliding door off of the formal dining room overlooking the level yard and new shed with work bench. Truly move in ready and just waiting for you to call this home!

18. 2016-09-07
    price $79,900 548-char remark

    Show marketing remark (548 chars)

    Absolutely adorable 1 floor living. Light, bright and open floor plan. Professionally updated kitchen, trek deck, electric, plumbing, central AC and more. Freshly painted plaster walls, new carpet and commercial grade rubber based laminate wood floors. Enjoy relaxing on the new no maintenance rear deck or under the covered side porch. Great curb appeal with the new landscaping, new sliding door off of the formal dining room overlooking the level yard and new shed with work bench. Truly move in ready and just waiting for you to call this home!

19. 2016-08-29
    price $82,500 548-char remark

    Show marketing remark (548 chars)

    Absolutely adorable 1 floor living. Light, bright and open floor plan. Professionally updated kitchen, trek deck, electric, plumbing, central AC and more. Freshly painted plaster walls, new carpet and commercial grade rubber based laminate wood floors. Enjoy relaxing on the new no maintenance rear deck or under the covered side porch. Great curb appeal with the new landscaping, new sliding door off of the formal dining room overlooking the level yard and new shed with work bench. Truly move in ready and just waiting for you to call this home!

20. 2016-08-25
    listed $83,500 Active 548-char remark

    Show marketing remark (548 chars)

    Absolutely adorable 1 floor living. Light, bright and open floor plan. Professionally updated kitchen, trek deck, electric, plumbing, central AC and more. Freshly painted plaster walls, new carpet and commercial grade rubber based laminate wood floors. Enjoy relaxing on the new no maintenance rear deck or under the covered side porch. Great curb appeal with the new landscaping, new sliding door off of the formal dining room overlooking the level yard and new shed with work bench. Truly move in ready and just waiting for you to call this home!

21. 2016-07-25
    price $25,500

    Show marketing remark (130 chars)

    Sold As Is Condition-Entry Level Ranch Needs TLC Started to be remodeled/electrical panel inside and outside (needs wiring inside)

22. 2016-07-22
    soldstatus $25,500 Sold

    Show marketing remark (130 chars)

    Sold As Is Condition-Entry Level Ranch Needs TLC Started to be remodeled/electrical panel inside and outside (needs wiring inside)

23. 2016-06-01
    status Under Contract

    Show marketing remark (130 chars)

    Sold As Is Condition-Entry Level Ranch Needs TLC Started to be remodeled/electrical panel inside and outside (needs wiring inside)

24. 2016-05-31
    price $35,000

    Show marketing remark (130 chars)

    Sold As Is Condition-Entry Level Ranch Needs TLC Started to be remodeled/electrical panel inside and outside (needs wiring inside)

25. 2016-05-26
    listed $35,000 Active

    Show marketing remark (130 chars)

    Sold As Is Condition-Entry Level Ranch Needs TLC Started to be remodeled/electrical panel inside and outside (needs wiring inside)

26. 2016-05-03
    historical Expired
27. 2016-03-01
    price $35,000
28. 2015-11-14
    status Active
29. 2015-09-09
    historical Contingent
30. 2015-05-04
    listed $42,900 Active

ⓘ 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: $2,135 · $178/mo
• Projected year-2 tax: $2,135 · $178/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 4/10 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: $14,451
• − Mortgage interest: −$5,321
• − Property taxes: −$2,135
• − Insurance: −$475
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,764
• Taxable income: $1,444
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,482/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 — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,139
• 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

+121.4% since first listed

15 events — show timeline

• 2026-05-01 Listed $95,000 West Penn MLS
• 2016-10-03 Delisted — West Penn MLS
• 2016-09-07 Price Changed $79,900 West Penn MLS
• 2016-08-29 Price Changed $82,500 West Penn MLS
• 2016-08-25 Listed $83,500 West Penn MLS
• 2016-07-25 Price Changed $25,500 West Penn MLS
• 2016-07-22 Sold (MLS) $25,500 West Penn MLS
• 2016-06-01 Pending — West Penn MLS
• 2016-05-31 Price Changed $35,000 West Penn MLS
• 2016-05-26 Listed $35,000 West Penn MLS
• 2016-05-03 Delisted — West Penn MLS
• 2016-03-01 Price Changed $35,000 West Penn MLS
• 2015-11-14 Relisted — West Penn MLS
• 2015-09-09 Contingent — West Penn MLS
• 2015-05-04 Listed $42,900 West Penn MLS

Property tax history

+4.7%/yr

Latest (2026): $2,135 · +6.0% YoY. Source: county tax records.