810 Amity St · Homestead, PA 15120

$250,000

4 bd · 2.5 ba · — sqft · MultiFamily · 52 Days on market

Built 1950 1,873 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

EXCELLENT INVESTMENT OPPORTUNITY. Fully occupied multi-unit in the heart of Homestead. First-floor salon, second and third floors are 2-bed, 1-bath apartments. Updates include electric service (2018) and roof (2021). Close to the Waterfront shops and restaurants, public transportation, and easy access to everything the city has to offer. Four off-street parking spaces are available.

Key facts

• 1,873 sq ft lot
• Built 1950
• Listed 52 days

Property features AI

Finance

• Financial info: Gross annual income reported at $30,169; Utilities expense reported at $4,182; Unit rents reported: $1,050; $950; $900

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-unit building with 3 total units
• Construction: Brick construction
• Exterior features: On-street parking; Zoned C-3

Interior

• Bedrooms: One unit with 0 specified bedrooms; Two units with 2 bedrooms each
• Bathrooms: One unit with 1 total bathroom and 1 half-bath; Two units with 1 full bathroom each
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#366 in PA, #3,204 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,236/mo this rent would consume 70% of the median local household income ($56k/yr) (locally 669% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1950 — 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 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?
5. 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?
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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $123,572
• List price: $250,000
• Delta: 102.31%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Hays St	0.18mi	4/3.0	—	8mo	$225,000	—	70
110 W 11th Ave	0.19mi	4/2.0	—	18mo	$158,000	—	62
1615 Mcclure St	0.52mi	4/2.0	—	4mo	$135,000	—	58
220 E 16th Ave	0.46mi	4/2.0	—	10mo	$275,000	—	56
324 W 14th Ave	0.42mi	5/2.0 (+1)	—	10mo	$370,000	—	53
237-239 E 17th Ave	0.50mi	4/2.0	—	13mo	$132,000	—	51
705 E 18th Ave	0.63mi	4/3.0	—	8mo	$201,064	—	50
601 E 16th Ave	0.50mi	4/2.0	—	22mo	$279,900	—	44
133 E 20th Ave	0.64mi	3/2.0 (-1)	—	21mo	$130,000	—	33

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: 5.7%
• Equity multiple: 1.23×
• Total profit: $15,809
• Equity at exit: $37,276

10-year hold

• IRR: 16.1%
• Equity multiple: 2.38×
• Total profit: $96,555
• Equity at exit: $21,615

Cash invested: $70,000 (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: 19.3×

Monthly cashflow live

• Estimated rent: $3,236 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $829

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,237
Total (3 units)			$3,236

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 W 9th Ave Homestead, PA	3.0	1.0	—	$1,495	—	16d	1	0.30mi
351 W 12th Ave Homestead, PA	5.0	2.0	1856	$2,300	$1.24	1d	1	0.39mi
1215 Louise St Homestead, PA	3.0	1.0	—	$1,095	—	43d	1	0.47mi
823 E 11th Ave Homestead, PA	3.0	1.5	—	$1,275	—	23d	1	0.67mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	43d	1	0.92mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	0.96mi
1219 Commercial St Pittsburgh, PA	3.0	2.0	—	$4,000	—	7d	1	1.16mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	43d	1	1.19mi
6581 Rosemoor St Pittsburgh, PA	3.0	2.5	1752	$2,800	$1.60	12d	1	1.22mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	1.23mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	3d	1	1.33mi
127 Westland Dr Pittsburgh, PA	3.0	2.5	3420	$4,000	$1.17	17d	1	1.38mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	3d	1	1.46mi
2570 Mount Royal Rd Pittsburgh, PA	4.0	2.5	1848	$3,200	$1.73	16d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $250,000 Active 52 DOM
2. 2026-06-17
   days on market $250,000 Active 51 DOM
3. 2026-06-16
   days on market $250,000 Active 50 DOM
4. 2026-06-15
   days on market $250,000 Active 49 DOM
5. 2026-06-13
   days on market $250,000 Active 47 DOM
6. 2026-06-09
   days on market $250,000 Active 43 DOM
7. 2026-06-08
   days on market $250,000 Active 42 DOM
8. 2026-06-07
   days on market $250,000 Active 41 DOM
9. 2026-06-05
   days on market $250,000 Active 38 DOM
10. 2026-06-03
    days on market $250,000 Active 37 DOM
11. 2026-06-02
    pricedays on market $250,000 Active 36 DOM
12. 2026-06-01
    days on market $275,000 Active 35 DOM
13. 2026-05-31
    days on market $275,000 Active 34 DOM
14. 2026-04-27
    listed $275,000 Active 1316-char remark
15. 2024-05-15
    historical $950
16. 2024-04-25
    listed $950
17. 2024-02-29
    soldstatus $185,000 Closed 385-char remark

    Show marketing remark (385 chars)

    EXCELLENT INVESTMENT OPPORTUNITY. Fully occupied multi-unit in the heart of Homestead. First-floor salon, second and third floors are 2-bed, 1-bath apartments. Updates include electric service (2018) and roof (2021). Close to the Waterfront shops and restaurants, public transportation, and easy access to everything the city has to offer. Four off-street parking spaces are available.

18. 2023-12-12
    status Pending 385-char remark

    Show marketing remark (385 chars)

    EXCELLENT INVESTMENT OPPORTUNITY. Fully occupied multi-unit in the heart of Homestead. First-floor salon, second and third floors are 2-bed, 1-bath apartments. Updates include electric service (2018) and roof (2021). Close to the Waterfront shops and restaurants, public transportation, and easy access to everything the city has to offer. Four off-street parking spaces are available.

19. 2023-11-19
    listed $218,000 Active 385-char remark

    Show marketing remark (385 chars)

    EXCELLENT INVESTMENT OPPORTUNITY. Fully occupied multi-unit in the heart of Homestead. First-floor salon, second and third floors are 2-bed, 1-bath apartments. Updates include electric service (2018) and roof (2021). Close to the Waterfront shops and restaurants, public transportation, and easy access to everything the city has to offer. Four off-street parking spaces are available.

20. 2015-02-18
    price $105,000

    Show marketing remark (212 chars)

    GREAT INVESTMENT! Tenant occupied! First Floor equipped Barber or Beauty Shop ready for business or great potential for NEW business. Close to Waterfront, transportation, 4 offstreet parking slots, and much more!

21. 2015-02-17
    price $114,900

    Show marketing remark (212 chars)

    GREAT INVESTMENT! Tenant occupied! First Floor equipped Barber or Beauty Shop ready for business or great potential for NEW business. Close to Waterfront, transportation, 4 offstreet parking slots, and much more!

22. 2015-02-17
    soldstatus $105,000

    Show marketing remark (212 chars)

    GREAT INVESTMENT! Tenant occupied! First Floor equipped Barber or Beauty Shop ready for business or great potential for NEW business. Close to Waterfront, transportation, 4 offstreet parking slots, and much more!

23. 2014-10-10
    listed $114,900

    Show marketing remark (212 chars)

    GREAT INVESTMENT! Tenant occupied! First Floor equipped Barber or Beauty Shop ready for business or great potential for NEW business. Close to Waterfront, transportation, 4 offstreet parking slots, and much more!

24. 2013-09-09
    listed $114,900

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

Taxation est. · year 1

• Rental income: $38,832
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,107
• − Management: −$3,107
• − Depreciation: −$7,273
• Taxable income: $6,342
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $8,423/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 — Homestead

• Score: 77/100
• State rank: #366
• US rank: #3204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead, PA
• County: Allegheny County · 1,022,028 people
• 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

+117.6% since first listed

10 events — show timeline

• 2026-06-02 Price Changed $250,000 West Penn MLS
• 2026-04-27 Listed $275,000 West Penn MLS
• 2024-02-29 Sold (MLS) $185,000 West Penn MLS
• 2023-12-12 Pending — West Penn MLS
• 2023-11-19 Listed $218,000 West Penn MLS
• 2015-02-18 Price Changed $105,000 West Penn MLS
• 2015-02-17 Sold (MLS) $105,000 West Penn MLS
• 2015-02-17 Price Changed $114,900 West Penn MLS
• 2014-10-10 Listed $114,900 West Penn MLS
• 2013-09-09 Listed $114,900 West Penn MLS