5 Crooked Run Rd · North Versailles, PA 15137

$85,000

2 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 23 Days on market

Built 1951 0.33 ac lot Est $150k · 43% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming one-level ranch with covered parking is an excellent opportunity for downsizing, first-time homebuyers, or investors seeking a rental property with strong tenant appeal. The home features 2 bedrooms and 1 full bathroom, along with a comfortable living room and a separate dining room that adds to the functional layout. The kitchen offers practical workspace and convenient access to the covered outdoor area — perfect for grilling, relaxing, or enjoying time outside. The spacious backyard provides plenty of potential to create your own outdoor retreat or entertaining space. With just a few updates and personal touches, this property offers great upside potential and an oppo

Key facts

• Practical workspace
• Covered parking
• Spacious backyard

Tags

• COVERED PARKING
• COMFORTABLE LIVING ROOM
• SEPARATE DINING ROOM
• PRACTICAL WORKSPACE
• COVERED OUTDOOR AREA
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Covered parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Carpet flooring

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$149,940) 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 $85k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 31 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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.
5. 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.
6. 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: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $149,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Foster Rd	0.14mi	2/1.0	972 (-9%)	8mo	$112,000	$115	71
498 Taylor	0.55mi	3/1.5 (+1)	1,068 (-0%)	1mo	$220,000	$206	66
300 Taylor St	0.47mi	3/1.5 (+1)	1,120 (+5%)	5mo	$167,000	$149	59
113 Robin St	0.66mi	2/1.0	1,104 (+3%)	7mo	$118,500	$107	58
635 Larimer Ave	0.56mi	3/2.0 (+1)	1,100 (+3%)	4mo	$165,000	$150	57
1104 Clinton Ave	0.21mi	3/2.5 (+1)	1,157 (+8%)	16mo	$148,800	$129	53
315 James St	0.52mi	2/1.0	1,160 (+8%)	13mo	$125,000	$108	51
3812 Alice Ave	0.63mi	3/1.0 (+1)	1,152 (+8%)	3mo	$161,500	$140	51
1302 Walnut St	0.20mi	3/2.0 (+1)	1,176 (+10%)	22mo	$201,000	$171	47
729 Naysmith Rd	0.66mi	2/1.0	972 (-9%)	9mo	$136,000	$140	47
437 Leslie St	0.71mi	2/1.0	1,144 (+7%)	22mo	$42,500	$37	37
1303 Denning Way	0.66mi	3/2.0 (+1)	1,150 (+7%)	15mo	$168,000	$146	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-699
• Equity at exit: $12,674

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $16,358
• Equity at exit: $7,349

Cash invested: $23,800 (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 15137

• Home prices YoY: -9.2%
• Active inventory: 31
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,067 high
• Mortgage (P&I): −$446
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $205

Break-even live

Break-even rent $809

Max offer price $85,000

Occupancy floor 76%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	14d	1	0.79mi
930 Punta Gorda Ave Unit 1 East McKeesport, PA	1.0	1.0	700	$750	$1.07	3d	1	0.81mi
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	17d	1	0.89mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	17d	1	0.89mi
175 Dix Dr North Versailles Township, PA	1.0–2.0	1.0	691	$1,155	$1.67	3d	11	1.10mi
450 Card Ave Unit 1 Wilmerding, PA	1.0	1.0	900	$700	$0.78	23d	1	1.20mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	14d	1	1.38mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	43d	1	1.38mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	43d	1	1.39mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	1d	10	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 23 DOM
2. 2026-06-17
   days on market $85,000 Active 22 DOM
3. 2026-06-16
   days on market $85,000 Active 21 DOM
4. 2026-06-15
   days on market $85,000 Active 20 DOM
5. 2026-06-13
   days on market $85,000 Active 18 DOM
6. 2026-06-09
   days on market $85,000 Active 14 DOM
7. 2026-06-08
   days on market $85,000 Active 13 DOM
8. 2026-06-07
   days on market $85,000 Active 12 DOM
9. 2026-06-03
   days on market $85,000 Active 8 DOM
10. 2026-06-02
    days on market $85,000 Active 7 DOM
11. 2026-06-01
    days on market $85,000 Active 6 DOM
12. 2026-05-31
    days on market $85,000 Active 5 DOM
13. 2026-05-26
    listed $85,000 Active

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,218 · $102/mo
• Expected delta: +$125/yr (+$10/mo · 11.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $12,809
• − Mortgage interest: −$4,761
• − Property taxes: −$1,093
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,473
• Taxable income: $1,210
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,164/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 — North Versailles

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 10,043
• Metro: Pittsburgh, PA
• Population (ZIP): 10,043
• Household income: $53,632
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 393.0

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 (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 2% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 97% English-only · Vietnamese 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: ▼ -25.43%
• Current HPI: 252.4089
• 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

1 event — show timeline

• 2026-05-26 Listed $85,000 West Penn MLS

Property tax history

-3.5%/yr

Latest (2026): $1,093 · +0.0% YoY. Source: county tax records.