222 James E Wolfe St · Tarentum, PA 15084

$49,900

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 9 Days on market

Built 1915 5,257 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LG RMS, LOTS OF CLOSET SPACE, DECOR. FP IN LR, CA- 1YR, FNCD YD, FRNT & BCK PORCH EASY TO CONVRT TO APTS. AGENT

Key facts

• 5,257 sq ft lot
• 2 parking spots
• Built 1915

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Gas heating; Central air conditioning
• Home design: 2-story home; Frame construction; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot approximately 55 x 92; Public transportation access

Interior

• Kitchen: Kitchen (Lower) — 16x10
• Bedrooms: Bedroom 2 (Upper) — 12x11; Bedroom 3 (Upper) — 12x11; Additional bedroom-sized room (Upper) — 15x11; Bonus room (Lower) — 13x8
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Hardwood and vinyl flooring; Unfinished basement
• Laundry & utility: Basement provides utility/unfinished space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.5% vs local median 9.6% in Tarentum — 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 79/100 on livability (#240 in PA, #2,066 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities F, employment F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• In year one you build about $571 of equity ($345 loan paydown + $226 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 $43k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.55% ✓
• Cap rate: 20.47%
• Cash-on-cash: 50.64%
• DSCR: 3.25
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 E 9th Ave	0.25mi	3/2.0	1,851 (+7%)	3mo	$75,000	$41	70
616 E 3rd Ave	0.46mi	3/2.0	1,694 (-2%)	6mo	$125,000	$74	66
439 E 7th Ave	0.34mi	4/1.5 (+1)	1,648 (-5%)	4mo	$26,000	$16	66
410 W 8th Ave	0.58mi	3/2.0	1,691 (-2%)	2mo	$62,500	$37	64
422 W 8th Ave	0.61mi	3/1.5	1,690 (-2%)	3mo	$151,000	$89	64
218 W 10th Ave	0.44mi	3/1.0	1,598 (-8%)	4mo	$162,500	$102	63
417 W 8th Ave	0.59mi	3/2.0	1,760 (+2%)	5mo	$43,000	$24	61
109 E 10th Ave	0.28mi	4/1.5 (+1)	1,536 (-11%)	4mo	$115,000	$75	58
270 Kentucky Dr	0.68mi	3/2.0	1,800 (+4%)	2mo	$246,000	$137	56
326 E 9th Ave	0.27mi	4/1.5 (+1)	1,934 (+12%)	6mo	$50,000	$26	56
1317 Pitcairn St	0.56mi	3/3.0	1,554 (-10%)	4mo	$160,000	$103	46
637 E 10th Ave	0.57mi	4/2.0 (+1)	1,980 (+15%)	1mo	$192,500	$97	40

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

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 3.41×
• Total profit: $33,731
• Equity at exit: $15,632

10-year hold

• IRR: 50.1%
• Equity multiple: 6.82×
• Total profit: $81,359
• Equity at exit: $19,728

Cash invested: $13,972 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 39
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$262
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $534

Break-even live

Break-even rent $599

Max offer price $49,900

Occupancy floor 53%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 W 7th Ave Unit 1 Tarentum, PA	2.0	1.0	1632	$1,000	$0.61	43d	1	0.61mi
424 W 7th Ave Unit 2 Tarentum, PA	3.0	1.0	1632	$1,250	$0.77	43d	1	0.61mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	14d	1	0.76mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	43d	1	1.03mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	1d	1	1.03mi
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	1d	1	1.09mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	1d	1	1.12mi
1210 Minnesota Ave Natrona Heights, PA	3.0	1.0	1224	$1,980	$1.62	1d	1	1.36mi

Listing history 8 events

1. 2026-06-18
   days on market $49,900 Active 9 DOM
2. 2026-06-17
   days on market $49,900 Active 8 DOM
3. 2026-06-16
   days on market $49,900 Active 7 DOM
4. 2026-06-15
   days on market $49,900 Active 6 DOM
5. 2026-06-13
   days on market $49,900 Active 4 DOM
6. 2026-06-13
   days on market $49,900 Active 3 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   listed $49,900 Active 1 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,297
• − Mortgage interest: −$2,795
• − Property taxes: −$1,619
• − Insurance: −$916
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$1,452
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $4,953/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Tarentum

• Score: 79/100
• State rank: #240
• US rank: #2066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarentum, PA
• Population (ZIP): 9,884

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▲ 0.45%
• Current HPI: 230.7532
• 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

+46.8% since first listed

5 events — show timeline

• 2026-06-08 Listed $49,900 West Penn MLS
• 1998-06-30 Sold (Public Records) $43,000 Public Records
• 1998-06-24 Sold (MLS) $43,000 West Penn MLS
• 1998-01-06 Listed $45,900 West Penn MLS
• 1993-07-09 Sold (Public Records) $34,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $1,619 · -1.3% YoY. Source: county tax records.