630 Hope St · Carnegie, PA 15220

$189,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 4 Days on market

Built 1961 6,499 sqft lot Est $274k · 31% under

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Why this score? — see what drove the D+ 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 +12.5/30.0
• 1% rule +4.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Equal Housing * * Buyer pays both sides of transfer stamps, and a $725 addtl charge at closing * * VA contracts & addenduns Req, List hold $$.

Key facts

• Walk-out basement
• Outdoor space
• 6,499 sq ft lot

Tags

• OUTDOOR SPACE
• WALK-OUT BASEMENT
• FULLY FENCED BACKYARD
• WALKING DISTANCE TO SCHOOL
• CONVENIENT ACCESS TO I-376
• CONVENIENT ACCESS TO ROUTE 19

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (4.9% below list).
• Recommended offer: $180k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.1% in Carnegie — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 86/100 on livability (#55 in PA, #344 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 30 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y 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 $86k; list at $189k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $179,781 (4.9% 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. Built in 1961 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $274,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Hope St	0.00mi	4/1.5 (+1)	1,428 (0%)	1mo	$216,000	$151	92
2142 Swallow Hill Rd	0.09mi	3/2.0	1,417 (-1%)	7mo	$210,500	$149	85
606 Hope St	0.06mi	3/2.0	1,295 (-9%)	2mo	$229,900	$178	76
59 Carol Dr	0.52mi	3/2.5	1,452 (+2%)	2mo	$319,000	$220	66
140 Foxcroft Rd	0.35mi	3/2.5	1,538 (+8%)	1mo	$295,000	$192	64
139 Grienbrier Dr	0.53mi	3/2.0	1,388 (-3%)	5mo	$287,000	$207	62
1012 Lindsay Rd	0.56mi	3/2.0	1,498 (+5%)	4mo	$435,290	$291	59
60 Swallow Hill Rd	0.53mi	2/2.0 (-1)	1,525 (+7%)	1mo	$372,000	$244	54
319 Glenn Ave	0.73mi	4/2.0 (+1)	1,536 (+8%)	1mo	$225,000	$146	44
930 Lindsay Rd	0.47mi	4/2.5 (+1)	1,600 (+12%)	4mo	$313,250	$196	43
843 Library Ave	0.65mi	3/2.0	1,257 (-12%)	3mo	$233,000	$185	43
13 Annabelle St	0.69mi	2/1.0 (-1)	1,282 (-10%)	7mo	$103,300	$81	40

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.36×
• Total profit: $-33,986
• Equity at exit: $28,181

10-year hold

• IRR: -13.1%
• Equity multiple: 0.27×
• Total profit: $-38,549
• Equity at exit: $16,341

Cash invested: $52,920 (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 15220

• Home prices YoY: -28.2%
• Rents YoY: 2.0%
• Active inventory: 30
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$991
• Tax from tax record: −$377 /mo · $4,518/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-26

Break-even live

Break-even rent $1,831

Max offer price $184,385

Occupancy floor 96%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Washington Ave Carnegie, PA	1.0–2.0	1.0–2.0	1026	$1,638	$1.60	3d	11	0.59mi
525 Carothers Ave Ste 2 Carnegie, PA	3.0	1.0	1600	$1,000	$0.62	24d	1	0.63mi
851 Kennedy St Carnegie, PA	3.0	1.0	1100	$1,800	$1.64	24d	1	0.64mi
135 Greenbriar Dr Pittsburgh, PA	3.0	1.0	950	$1,550	$1.63	4d	1	0.66mi
230 Magazine St Unit 2 Carnegie, PA	2.0	1.0	1200	$1,295	$1.08	44d	1	0.76mi
300 Chatham Park Dr Pittsburgh, PA	3.0	1.0–2.5	890	$2,040	$2.29	2d	49	1.16mi
301 Chatham Park Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	772	$1,789	$2.32	2d	15	1.17mi
920 Margarite Dr Unit D Pittsburgh, PA	2.0	1.0	996	$1,400	$1.41	44d	1	1.17mi
196 Jamestown Dr Pittsburgh, PA	2.0	1.5	990	$1,850	$1.87	4d	1	1.18mi
312 Midland Ave Carnegie, PA	3.0	1.0	1332	$1,400	$1.05	44d	1	1.21mi
1170 Bower Hill Rd Pittsburgh, PA	1.0–3.0	1.0–2.0	1012	$1,850	$1.83	2d	1	1.22mi
651 Royce Ave Pittsburgh, PA	3.0	1.5	1350	$2,200	$1.63	2d	1	1.28mi
1900 Tee Ct Presto, PA	1.0–3.0	1.0–2.0	981	$2,128	$2.17	2d	9	1.31mi
100 Branch St Carnegie, PA	3.0	1.0	1606	$1,590	$0.99	24d	1	1.32mi
303 Lexington Ct Carnegie, PA	2.0	1.0	1144	$1,200	$1.05	10d	1	1.35mi
462 Greenhurst Dr Pittsburgh, PA	4.0	4.0	1520	$4,000	$2.63	2d	1	1.45mi

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   listed $189,000 Active
3. 2006-08-11
   soldstatus $86,000
4. 2006-08-07
   soldstatus $86,000 155-char remark

   Show marketing remark (155 chars)

   * * Equal Housing * * Buyer pays both sides of transfer stamps, and a $725 addtl charge at closing * * VA contracts & addenduns Req, List hold $$.

5. 2006-06-06
   listed $90,200 155-char remark

   Show marketing remark (155 chars)

   * * Equal Housing * * Buyer pays both sides of transfer stamps, and a $725 addtl charge at closing * * VA contracts & addenduns Req, List hold $$.

6. 1995-01-10
   soldstatus $84,444
7. 1995-01-06
   soldstatus $84,444 119-char remark

   Show marketing remark (119 chars)

   WONDERFUL NEIGHBORHOOD * 4 BEDROOMS FOR PRICE OF 3 * !! * $3000 DECOR/PAINT ALLOW * !! * AGENTS MOB #389-0245 * HARD

8. 1994-07-29
   listed $84,444 119-char remark

   Show marketing remark (119 chars)

   WONDERFUL NEIGHBORHOOD * 4 BEDROOMS FOR PRICE OF 3 * !! * $3000 DECOR/PAINT ALLOW * !! * AGENTS MOB #389-0245 * HARD

ⓘ 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: $4,518 · $377/mo
• Projected year-2 tax: $4,518 · $377/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,574
• − Mortgage interest: −$10,587
• − Property taxes: −$4,518
• − Insurance: −$945
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,498
• Taxable loss: −$3,426
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $509/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: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Carnegie

• Score: 86/100
• State rank: #55
• US rank: #344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 19,244
• Metro: Pittsburgh, PA
• Population (ZIP): 17,644
• Household income: $75,611
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 503.0

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 (70%)
• Race & ethnicity: White 70% Asian 16% Two or more races 7% Black 7%
• Common ancestry: Romanian 7% Slovak 2% Subsaharan African 1%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 81% English-only · Other Asian/Pacific 10% Other Indo-European 4% Arabic 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: ▼ -101.30%
• Current HPI: 257.2796
• Rent YoY: ▲ 1.99%
• 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

+123.8% since first listed

8 events — show timeline

• 2026-04-27 Pending — West Penn MLS
• 2026-04-22 Listed $189,000 West Penn MLS
• 2006-08-11 Sold (Public Records) $86,000 Public Records
• 2006-08-07 Sold (MLS) $86,000 West Penn MLS
• 2006-06-06 Listed $90,200 West Penn MLS
• 1995-01-10 Sold (Public Records) $84,444 Public Records
• 1995-01-06 Sold (MLS) $84,444 West Penn MLS
• 1994-07-29 Listed $84,444 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $4,518 · +0.0% YoY. Source: county tax records.