511 Stokes · North Braddock, PA 15104

$8,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 78 Days on market

Built 1900 2,613 sqft lot $7/sqft · 78% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Good Bones

Key facts

• 2,613 sq ft lot
• Built 1900
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $8k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#550 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 34% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $55 of loan paydown is wiped out by about $130 of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 14.34% ✓
• Cap rate: 133.94%
• Cash-on-cash: 455.89%
• DSCR: 21.28
• GRM: 0.6

CMA / ARV

• ARV (median comp): $35,685
• List price: $8,000
• Delta: -77.58%
• 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
568 Stokes Ave	0.14mi	2/1.0	1,178 (+10%)	11mo	$70,000	$59	68
1011 Jones Ave	0.35mi	2/1.5	1,024 (-4%)	8mo	$9,500	$9	68
416 Mills Ave	0.42mi	2/1.0	1,072 (0%)	18mo	$8,500	$8	65
1584 Brinton Rd	0.33mi	3/2.0 (+1)	1,092 (+2%)	13mo	$225,000	$206	62
806 Coalmont St	0.21mi	2/1.0	918 (-14%)	16mo	$35,000	$38	53
322 Virginia Ave	0.50mi	2/1.0	1,183 (+10%)	8mo	$112,000	$95	52
116 Lilmont Dr	0.57mi	3/2.0 (+1)	1,000 (-7%)	1mo	$255,000	$255	52
107 Lilmont Dr	0.63mi	3/1.5 (+1)	1,100 (+3%)	14mo	$250,000	$227	48
93 Lilmont Dr	0.72mi	3/2.0 (+1)	1,000 (-7%)	13mo	$193,000	$193	35
2663 Woodstock Ave	0.71mi	3/1.0 (+1)	1,134 (+6%)	21mo	$135,000	$119	34
2615 Belmar Pl	0.75mi	3/1.0 (+1)	1,232 (+15%)	12mo	$147,000	$119	26
105 General Braddock Dr	0.70mi	3/1.5 (+1)	1,232 (+15%)	14mo	$125,000	$101	24

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

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 24.84×
• Total profit: $53,393
• Equity at exit: $1,695

10-year hold

• IRR: —
• Equity multiple: 53.14×
• Total profit: $116,784
• Equity at exit: $1,586

Cash invested: $2,240 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$42
• Tax est. 1.5%: −$10 /mo · $120/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $851

Break-even live

Break-even rent $70

Max offer price $8,000

Occupancy floor 21%

Sensitivity live

Price	-10% $857	-5% $854	+0% $851	+5% $848	+10% $845
Rent	-10% $760	-5% $806	+0% $851	+5% $896	+10% $942
Rate	-1.0pp $855	-0.5pp $853	base $851	+0.5pp $849	+1.0pp $847

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: $2,000
• Closing costs: $240
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	0.38mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	24d	1	0.42mi
817 Kirkpatrick Ave Unit 8171-A Braddock, PA	2.0	1.0	866	$800	$0.92	44d	1	0.44mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	24d	1	0.67mi
207 Montana Ave Pittsburgh, PA	2.0	1.0	840	$1,000	$1.19	24d	1	0.74mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	0.75mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	0.86mi
12 Demmer Ave Unit 2 Pittsburgh, PA	1.0	1.0	750	$725	$0.97	24d	1	0.90mi
17 Sumner Ave Pittsburgh, PA	1.0	1.0	800	$950	$1.19	44d	1	0.97mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	1.03mi
1310 Brinton Ave Unit 1 Braddock, PA	2.0	1.0	800	$1,000	$1.25	44d	1	1.04mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	1.09mi
7801 Lloyd Ave Unit 105 Pittsburgh, PA	1.0	1.0	750	$970	$1.29	24d	1	1.16mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	24d	1	1.17mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	1.17mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	3d	1	1.17mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	1.20mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	1.21mi
1508 Ridge Ave Unit 3 Braddock, PA	1.0	1.0	850	$680	$0.80	44d	1	1.25mi
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	8d	1	1.28mi
101 Center St East Pittsburgh, PA	3.0	1.0	1500	$1,505	$1.00	11d	1	1.33mi
2121 Milligan Ave Unit 6 Pittsburgh, PA	2.0	1.0	800	$1,300	$1.62	5d	1	1.35mi
2121 Milligan Ave Unit 3 Pittsburgh, PA	2.0	1.0	800	$1,195	$1.49	44d	1	1.35mi
407 Bessemer Ave Unit 407-3 East Pittsburgh, PA	2.0	1.0	1280	$775	$0.61	44d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $8,000 Active 78 DOM
2. 2026-06-17
   days on market $8,000 Active 77 DOM
3. 2026-06-16
   days on market $8,000 Active 76 DOM
4. 2026-06-15
   days on market $8,000 Active 75 DOM
5. 2026-06-13
   days on market $8,000 Active 73 DOM
6. 2026-06-09
   days on market $8,000 Active 69 DOM
7. 2026-06-08
   days on market $8,000 Active 68 DOM
8. 2026-06-07
   days on market $8,000 Active 67 DOM
9. 2026-06-05
   days on market $8,000 Active 64 DOM
10. 2026-06-03
    days on market $8,000 Active 63 DOM
11. 2026-06-02
    days on market $8,000 Active 62 DOM
12. 2026-06-01
    days on market $8,000 Active 61 DOM
13. 2026-05-31
    days on market $8,000 Active 60 DOM
14. 2026-04-01
    listed $8,000 Active 10-char remark

    Show marketing remark (10 chars)

    Good Bones

15. 2025-06-13
    historical Expired 10-char remark

    Show marketing remark (10 chars)

    Good Bones

16. 2024-06-13
    listed $14,900 Active 10-char remark

    Show marketing remark (10 chars)

    Good Bones

17. 2021-04-19
    soldstatus $11,400
18. 2021-04-10
    soldstatus $9,000 Closed
19. 2021-03-09
    status Pending
20. 2021-02-27
    listed $12,500 Active
21. 2007-10-26
    soldstatus $2,900
22. 2007-07-09
    listed $5,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,766
• − Mortgage interest: −$448
• − Property taxes: −$120
• − Insurance: −$40
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$233
• Taxable income: $10,723
• Est. tax owed @ 24.0%: −$2,573
• After-tax cash flow: $7,638/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — North Braddock

• Score: 73/100
• State rank: #550
• US rank: #5126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 7,946
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• 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: ▼ -1.62%
• Current HPI: 138.912
• 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

+60.0% since first listed

9 events — show timeline

• 2026-04-01 Listed $8,000 West Penn MLS
• 2025-06-13 Delisted — West Penn MLS
• 2024-06-13 Listed $14,900 West Penn MLS
• 2021-04-19 Sold (Public Records) $11,400 Public Records
• 2021-04-10 Sold (MLS) $9,000 West Penn MLS
• 2021-03-09 Pending — West Penn MLS
• 2021-02-27 Listed $12,500 West Penn MLS
• 2007-10-26 Sold (MLS) $2,900 West Penn MLS
• 2007-07-09 Listed $5,000 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $468 · +2.9% YoY. Source: county tax records.