810 Glenn Ave · Port Vue, PA 15133

$95,000

2 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 83 Days on market

Built 1910 3,598 sqft lot $68/sqft · 35% below area Est $146k · 35% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.6/10.0
• Appreciation +7.3/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid income-producing opportunity in Port Vue. This 2-story home offers 3 bedrooms, 1.5 baths, and approximately 1400 sq ft of living space on a low-maintenance lot. The property features radiator heat, two window A/C units, and includes washer, dryer, stove, and refrigerator. Currently tenant-occupied on a month-to-month lease, providing immediate cash flow with flexibility for future rent adjustments or owner occupancy. Additional highlights include both a tandem garage and a separate 1-car garage for added storage or tenant convenience. Convenient location with access to local amenities, schools, and transportation. A practical addition to any rental portfolio or a strong entry point for investors seeking steady income.

Key facts

• Radiator heat
• Tandem garage
• Low maintenance lot

Tags

• INCOME PRODUCING OPPORTUNITY
• LOW MAINTENANCE LOT
• RADIATOR HEAT
• WINDOW A C UNITS
• TANDEM GARAGE
• SEPARATE 1 CAR GARAGE

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$146,223) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#545 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 83 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $12k; list at $95k implies a 692% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.26% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (median comp): $146,223
• List price: $95,000
• Delta: -35.03%
• 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
308 Latrobe St	0.20mi	3/1.0 (+1)	1,440 (+3%)	9mo	$163,000	$113	74
1717 Myer Ave	0.39mi	2/1.0	1,314 (-6%)	13mo	$126,750	$96	61
317 Gumbert St	0.57mi	3/2.0 (+1)	1,434 (+2%)	9mo	$100,000	$70	52
303 Kaler St	0.38mi	3/1.5 (+1)	1,208 (-14%)	1mo	$135,000	$112	51
2811 E St	0.46mi	3/2.0 (+1)	1,407 (+1%)	23mo	$172,000	$122	50
3100 H St	0.44mi	3/1.0 (+1)	1,287 (-8%)	20mo	$149,900	$116	44
1436 Huber St	0.62mi	3/2.0 (+1)	1,308 (-6%)	9mo	$209,000	$160	44
2823 E St	0.48mi	2/1.0	1,540 (+10%)	22mo	$48,000	$31	43
506 Dersam St	0.57mi	2/1.0	1,210 (-14%)	16mo	$42,000	$35	38
1906 Riverview St	0.69mi	3/1.5 (+1)	1,315 (-6%)	18mo	$130,000	$99	36
507 Owens Ave	0.56mi	3/2.0 (+1)	1,228 (-12%)	14mo	$195,000	$159	33
324 24th St	0.74mi	3/1.5 (+1)	1,282 (-8%)	22mo	$55,000	$43	26

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: 19.5%
• Equity multiple: 2.20×
• Total profit: $31,977
• Equity at exit: $51,103

10-year hold

• IRR: 19.7%
• Equity multiple: 4.28×
• Total profit: $87,240
• 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: $1,197 high
• Mortgage (P&I): −$498
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $197

Break-even live

Break-even rent $947

Max offer price $95,000

Occupancy floor 79%

Sensitivity live

Price	-10% $251	-5% $224	+0% $197	+5% $171	+10% $144
Rent	-10% $103	-5% $150	+0% $197	+5% $245	+10% $292
Rate	-1.0pp $245	-0.5pp $222	base $197	+0.5pp $173	+1.0pp $148

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	2d	1	0.34mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	45d	1	0.55mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	0.74mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	24d	1	0.79mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	15d	1	1.16mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	45d	1	1.30mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	1.35mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	1.35mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	24d	1	1.35mi

Listing history 20 events

1. 2026-06-21
   days on market $95,000 Active 83 DOM
2. 2026-06-18
   days on market $95,000 Active 80 DOM
3. 2026-06-17
   days on market $95,000 Active 79 DOM
4. 2026-06-16
   days on market $95,000 Active 78 DOM
5. 2026-06-15
   days on market $95,000 Active 77 DOM
6. 2026-06-13
   days on market $95,000 Active 75 DOM
7. 2026-06-13
   days on market $95,000 Active 74 DOM
8. 2026-06-09
   days on market $95,000 Active 71 DOM
9. 2026-06-08
   days on market $95,000 Active 70 DOM
10. 2026-06-07
    days on market $95,000 Active 69 DOM
11. 2026-06-05
    days on market $95,000 Active 66 DOM
12. 2026-06-03
    days on market $95,000 Active 65 DOM
13. 2026-06-02
    days on market $95,000 Active 64 DOM
14. 2026-06-01
    days on market $95,000 Active 63 DOM
15. 2026-05-31
    days on market $95,000 Active 62 DOM
16. 2026-03-30
    listed $95,000 Active 733-char remark

    Show marketing remark (733 chars)

    Solid income-producing opportunity in Port Vue. This 2-story home offers 3 bedrooms, 1.5 baths, and approximately 1400 sq ft of living space on a low-maintenance lot. The property features radiator heat, two window A/C units, and includes washer, dryer, stove, and refrigerator. Currently tenant-occupied on a month-to-month lease, providing immediate cash flow with flexibility for future rent adjustments or owner occupancy. Additional highlights include both a tandem garage and a separate 1-car garage for added storage or tenant convenience. Convenient location with access to local amenities, schools, and transportation. A practical addition to any rental portfolio or a strong entry point for investors seeking steady income.

17. 2006-10-17
    soldstatus $12,000 151-char remark

    Show marketing remark (151 chars)

    Great rental/1st time homebuyer. Sold "As Is". Lot size estimated. Fax offers to 724-266-1140. * * MOTIVATED SELLER - BRING ALL OFFERS * *

18. 2006-09-14
    listed $15,900 151-char remark

    Show marketing remark (151 chars)

    Great rental/1st time homebuyer. Sold "As Is". Lot size estimated. Fax offers to 724-266-1140. * * MOTIVATED SELLER - BRING ALL OFFERS * *

19. 1998-09-14
    soldstatus $40,000
20. 1989-10-31
    soldstatus $27,500

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,368
• − Mortgage interest: −$5,321
• − Property taxes: −$1,862
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,764
• Taxable income: $981
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,134/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 — Port Vue

• Score: 73/100
• State rank: #545
• US rank: #5090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

+245.5% since first listed

5 events — show timeline

• 2026-03-30 Listed $95,000 West Penn MLS
• 2006-10-17 Sold (MLS) $12,000 West Penn MLS
• 2006-09-14 Listed $15,900 West Penn MLS
• 1998-09-14 Sold (Public Records) $40,000 Public Records
• 1989-10-31 Sold (Public Records) $27,500 Public Records

Property tax history

+3.8%/yr

Latest (2026): $1,862 · +6.0% YoY. Source: county tax records.