833 Greensburg Pike · Chalfant, PA 15112

$195,000

4 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 69 Days on market

Built 1890 1,655 sqft lot

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Why this score? — see what drove the C 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Appreciation +5.5/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

There is coin operated laundry, and the tenants pay all utilities except water/sewer and trash. Tenants are responsible for snow and grass. A new water line was just installed. The one bedroom unit on the first floor is a month to month lease, making this a great option for those looking to house-hack.

Key facts

• 1,655 sq ft lot
• Built 1890
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#210 in PA, #1,858 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities 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: 14 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (0.9% local appreciation)).
• At projected returns (0.9% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $38k; list at $195k implies a 413% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1890 — 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 D-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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $87,250
• List price: $195,000
• Delta: 123.49%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.43×
• Total profit: $23,277
• Equity at exit: $66,102

10-year hold

• IRR: 12.5%
• Equity multiple: 2.50×
• Total profit: $82,135
• Equity at exit: $87,482

Cash invested: $54,600 (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 15112

• Home prices YoY: 0.5%
• Active inventory: 14
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$161 /mo · $1,938/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $315

Break-even live

Break-even rent $1,602

Max offer price $195,000

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,002
Total (2 units)			$2,001

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	4d	1	0.77mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	44d	1	0.78mi
530 Main St Unit 530 East Pittsburgh, PA	4.0	2.0	1578	$1,133	$0.72	44d	1	1.14mi
504 Center St Unit 1546027P East Pittsburgh, PA	5.0	2.0	1991	$3,742	$1.88	15d	1	1.14mi
101 Center St East Pittsburgh, PA	3.0	1.0	1500	$1,505	$1.00	11d	1	1.16mi
521 Bessemer Ave East Pittsburgh, PA	5.0	1.0	1704	$1,349	$0.79	24d	1	1.17mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	44d	1	1.24mi

Listing history 30 events

1. 2026-06-18
   days on market $195,000 Active 69 DOM
2. 2026-06-17
   days on market $195,000 Active 68 DOM
3. 2026-06-16
   days on market $195,000 Active 67 DOM
4. 2026-06-15
   days on market $195,000 Active 66 DOM
5. 2026-06-13
   days on market $195,000 Active 64 DOM
6. 2026-06-09
   days on market $195,000 Active 60 DOM
7. 2026-06-08
   days on market $195,000 Active 59 DOM
8. 2026-06-07
   days on market $195,000 Active 58 DOM
9. 2026-06-05
   days on market $195,000 Active 55 DOM
10. 2026-06-03
    days on market $195,000 Active 54 DOM
11. 2026-06-02
    days on market $195,000 Active 53 DOM
12. 2026-06-02
    price $195,000 Active 52 DOM
13. 2026-06-01
    days on market $200,000 Active 52 DOM
14. 2026-05-31
    days on market $200,000 Active 51 DOM
15. 2026-04-09
    listed $200,000 Active 303-char remark

    Show marketing remark (303 chars)

    There is coin operated laundry, and the tenants pay all utilities except water/sewer and trash. Tenants are responsible for snow and grass. A new water line was just installed. The one bedroom unit on the first floor is a month to month lease, making this a great option for those looking to house-hack.

16. 2024-05-15
    historical $945
17. 2024-04-29
    price $945
18. 2024-04-10
    listed $1,025
19. 2024-04-10
    historical $1,025
20. 2024-03-13
    price $1,025
21. 2024-01-28
    listed $1,095
22. 2023-09-30
    historical $700
23. 2023-09-17
    listed $700
24. 2023-09-08
    historical $725
25. 2023-08-29
    price $725
26. 2023-08-24
    price $745
27. 2023-08-14
    price $795
28. 2023-08-11
    price $845
29. 2023-08-03
    listed $895
30. 1994-11-16
    soldstatus $38,000

ⓘ 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: $1,938 · $161/mo
• Projected year-2 tax: $2,509 · $209/mo
• Expected delta: +$572/yr (+$48/mo · 29.5%)

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

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 ≥97°F today · 18 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: $24,012
• − Mortgage interest: −$10,923
• − Property taxes: −$1,938
• − Insurance: −$975
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$5,673
• Taxable income: $661
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $3,627/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 — Chalfant

• Score: 80/100
• State rank: #210
• US rank: #1858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chalfant, PA
• Population (ZIP): 3,345

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% 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: ▲ 0.95%
• Current HPI: 176.5537
• 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

+426.3% since first listed

16 events — show timeline

• 2026-04-09 Listed $200,000 West Penn MLS
• 2024-05-15 Rental Removed $945 APPFOLIO
• 2024-04-29 Price Changed $945 APPFOLIO
• 2024-04-10 Listed for Rent $1,025 APPFOLIO
• 2024-04-10 Rental Removed $1,025 APPFOLIO
• 2024-03-13 Price Changed $1,025 APPFOLIO
• 2024-01-28 Listed for Rent $1,095 APPFOLIO
• 2023-09-30 Rental Removed $700 APPFOLIO
• 2023-09-17 Listed for Rent $700 APPFOLIO
• 2023-09-08 Rental Removed $725 APPFOLIO
• 2023-08-29 Price Changed $725 APPFOLIO
• 2023-08-24 Price Changed $745 APPFOLIO
• 2023-08-14 Price Changed $795 APPFOLIO
• 2023-08-11 Price Changed $845 APPFOLIO
• 2023-08-03 Listed for Rent $895 APPFOLIO
• 1994-11-16 Sold (Public Records) $38,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,938 · +3.2% YoY. Source: county tax records.