214 4th St · Wilmerding, PA 15148

$55,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 7 Days on market

Built 1900 2,613 sqft lot Est $107k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Buyer responsible for all insp/permits, list office holds hand$, subject to corp addenda, corp approval, no utilities on, prequalify buyer

Key facts

• 2,613 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Sewer available; Water available
• Home design: 2-story residence; Resale property
• Exterior features: Sewer available; Water available

Interior

• Bathrooms: 1 full bathroom
• Interior features: Full basement with interior entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 70/100 on livability (#782 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• Local home prices are declining (-2.6%/yr); year-one equity from $380 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $16k; list at $55k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.99% ✓
• Cap rate: 17.02%
• Cash-on-cash: 38.29%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $107,464
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
752 Middle Ave	0.13mi	2/2.0	1,192 (+12%)	0mo	$36,000	$30	74
124 8th St	0.23mi	2/1.0	1,024 (-4%)	21mo	$61,500	$60	62
123 Lloyd Ave	0.38mi	2/2.0	915 (-14%)	1mo	$90,000	$98	58
279 Greensburg Pike	0.26mi	2/1.0	929 (-13%)	10mo	$130,000	$140	54
1216 Center St	0.40mi	3/1.0 (+1)	1,144 (+8%)	12mo	$116,000	$101	50
160 Central Ave	0.49mi	3/1.0 (+1)	1,134 (+7%)	15mo	$134,000	$118	45
737 Patton Street Ext	0.70mi	3/1.5 (+1)	1,134 (+7%)	11mo	$175,000	$154	40
422 James	0.58mi	3/1.0 (+1)	1,136 (+7%)	22mo	$122,500	$108	34
415 Albert St	0.56mi	3/1.0 (+1)	1,200 (+13%)	15mo	$119,900	$100	31

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

Projected returns pro-forma

-2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.29×
• Total profit: $19,814
• Equity at exit: $9,177

10-year hold

• IRR: 36.9%
• Equity multiple: 4.51×
• Total profit: $53,983
• Equity at exit: $6,450

Cash invested: $15,400 (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 15148

• Home prices YoY: -1.8%
• Active inventory: 13
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$288
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $436

Break-even live

Break-even rent $542

Max offer price $55,000

Occupancy floor 55%

Sensitivity live

Price	-10% $467	-5% $451	+0% $436	+5% $420	+10% $405
Rent	-10% $349	-5% $393	+0% $436	+5% $479	+10% $522
Rate	-1.0pp $464	-0.5pp $450	base $436	+0.5pp $422	+1.0pp $407

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	44d	1	0.31mi
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	44d	1	0.46mi
918 Oak Ave Turtle Creek, PA	1.0	1.0	750	$1,100	$1.47	24d	1	0.46mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	44d	1	0.57mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	24d	1	0.57mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	44d	1	0.57mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	44d	1	0.57mi
221 Grant St Unit 221-B Turtle Creek, PA	2.0	1.0	756	$775	$1.03	44d	1	0.63mi
622 Mercer St Unit B Turtle Creek, PA	1.0	1.0	725	$1,300	$1.79	8d	1	0.68mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	15d	1	0.68mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	44d	1	0.68mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	18d	1	0.71mi
342 Kenyon St Turtle Creek, PA	1.0–2.0	1.0	850	$1,155	$1.36	15d	6	0.73mi
450 Card Ave Unit 1 Wilmerding, PA	1.0	1.0	900	$700	$0.78	24d	1	0.86mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	2d	10	0.87mi
810 Wood St Unit 1 East Pittsburgh, PA	1.0	1.0	1000	$1,200	$1.20	8d	1	1.04mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	44d	1	1.14mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	44d	1	1.16mi
930 Punta Gorda Ave Unit 1 East McKeesport, PA	1.0	1.0	700	$750	$1.07	3d	1	1.24mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	18d	1	1.24mi
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	18d	1	1.24mi
1508 Ridge Ave Unit 3 Braddock, PA	1.0	1.0	850	$680	$0.80	44d	1	1.33mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	3d	1	1.41mi
407 Bessemer Ave Unit 407-3 East Pittsburgh, PA	2.0	1.0	1280	$775	$0.61	44d	1	1.44mi
173 Churchill Rd Turtle Creek, PA	1.0–2.0	1.0	820	$1,175	$1.43	17d	2	1.44mi

Listing history 6 events

1. 2026-06-18
   days on market $55,000 Active 7 DOM
2. 2026-06-17
   days on market $55,000 Active 6 DOM
3. 2026-06-16
   days on market $55,000 Active 5 DOM
4. 2026-06-15
   days on market $55,000 Active 4 DOM
5. 2026-06-13
   remarks 438-char remark
6. 2026-06-13
   listed $55,000 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: $738 · $62/mo
• Projected year-2 tax: $804 · $67/mo
• Expected delta: +$65/yr (+$5/mo · 8.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,129
• − Mortgage interest: −$3,081
• − Property taxes: −$738
• − Insurance: −$942
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,600
• Taxable income: $4,667
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $4,111/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — Wilmerding

• Score: 70/100
• State rank: #782
• US rank: #7877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmerding, PA
• Population (ZIP): 2,287

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 (71%)
• Race & ethnicity: White 71% Black 25% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -2.60%
• Current HPI: 138.7635
• 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

+340.0% since first listed

5 events — show timeline

• 2026-06-11 Listed $55,000 West Penn MLS
• 2004-08-25 Sold (Public Records) $16,150 Public Records
• 2004-08-19 Sold (MLS) $16,150 West Penn MLS
• 2004-04-13 Listed $18,900 West Penn MLS
• 1982-12-07 Sold (Public Records) $12,500 Public Records

Property tax history

+1.2%/yr

Latest (2026): $738 · +1.1% YoY. Source: county tax records.