3110 West St · West Mifflin, PA 15122

$76,800

2 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 20 Days on market

Built 1900 5,501 sqft lot Est $134k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An inviting front porch welcomes you to this two bedroom, one bath home. Take a drive by and see if this may be your next investment.

Key facts

• 5,501 sq ft lot
• Built 1900
• Listed 20 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Frame construction; Resale property
• Construction: Frame construction
• Exterior features: Lot approximately 0.126 acre

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (two on the upper level, one on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Unfinished basement
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 5.2% in West Mifflin — 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 73/100 on livability (#539 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, crime D-, amenities F.
• West Mifflin Area SD (suburban): math 19% / reading 41% proficiency, ranked #443 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $531 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $77k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $75,648 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.65% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.44%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $134,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2441 Dewey St	0.39mi	2/1.5	1,180 (-3%)	2mo	$239,900	$203	73
3333 Lincoln Ave	0.20mi	3/1.5 (+1)	1,104 (-10%)	2mo	$76,000	$69	66
123 E Mifflin St	0.62mi	3/1.0 (+1)	1,260 (+3%)	0mo	$108,000	$86	60
2444 Dewey St	0.40mi	2/1.0	1,060 (-13%)	0mo	$61,000	$58	59
209 Video Dr	0.60mi	3/1.0 (+1)	1,269 (+4%)	2mo	$195,000	$154	59
243 Whitaker St	0.60mi	2/1.0	1,120 (-8%)	4mo	$57,500	$51	55
228 W Marigold St	0.66mi	3/1.5 (+1)	1,168 (-4%)	1mo	$179,900	$154	54
293 W Schwab	0.54mi	3/2.0 (+1)	1,308 (+7%)	4mo	$105,000	$80	50
230 W Schwab Ave	0.59mi	3/2.0 (+1)	1,312 (+8%)	2mo	$238,000	$181	49
147 E Virginia Ave	0.65mi	2/1.0	1,400 (+15%)	1mo	$154,000	$110	44
188 W Schwab Ave	0.62mi	3/1.5 (+1)	1,080 (-12%)	4mo	$122,000	$113	41
703 Laura St	0.72mi	3/1.0 (+1)	1,376 (+13%)	1mo	$115,000	$84	39

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $14,361
• Equity at exit: $11,451

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $47,158
• Equity at exit: $6,640

Cash invested: $21,504 (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 15122

• Home prices YoY: -30.4%
• Active inventory: 58
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$403
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $420

Break-even live

Break-even rent $733

Max offer price $76,800

Occupancy floor 62%

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: $19,200
• Closing costs: $2,304
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2104 West St Unit 2F Munhall, PA	1.0	1.0	800	$940	$1.18	14d	1	0.72mi
2104 West St Unit 2R Munhall, PA	1.0	1.0	825	$950	$1.15	14d	1	0.72mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	44d	1	0.80mi
1900 Maple St Unit 4 Homestead, PA	1.0	1.0	1200	$1,400	$1.17	23d	1	0.80mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	0.85mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	0.85mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	23d	1	0.86mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	1.02mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	44d	1	1.08mi
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	16d	1	1.16mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	16d	1	1.16mi
4511 Main St Unit B Munhall, PA	1.0	1.0	700	$1,100	$1.57	44d	1	1.21mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	23d	1	1.25mi
519 E 9th Ave Fl 1 Homestead, PA	1.0	1.0	900	$995	$1.11	10d	1	1.31mi
442 Brierly Ln Unit 442 West Mifflin, PA	2.0	1.0	800	$995	$1.24	4d	1	1.37mi
440 Brierly Ln Unit 440 West Mifflin, PA	2.0	1.0	800	$1,095	$1.37	4d	1	1.37mi
448 Brierly Ln Unit 448 West Mifflin, PA	2.0	1.0	800	$1,095	$1.37	4d	1	1.38mi
402 Brierly Ln West Mifflin, PA	2.0	1.0	1100	$1,145	$1.04	23d	1	1.38mi
811 West St Apt 1B Homestead, PA	1.0	1.0	750	$1,250	$1.67	44d	1	1.40mi
810 Amity St Unit 2 Homestead, PA	2.0	1.0	800	$995	$1.24	12d	1	1.41mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $76,800 Active 20 DOM
2. 2026-06-17
   days on market $76,800 Active 19 DOM
3. 2026-06-16
   days on market $76,800 Active 18 DOM
4. 2026-06-15
   days on market $76,800 Active 17 DOM
5. 2026-06-13
   days on market $76,800 Active 15 DOM
6. 2026-06-09
   days on market $76,800 Active 11 DOM
7. 2026-06-08
   days on market $76,800 Active 10 DOM
8. 2026-06-07
   days on market $76,800 Active 9 DOM
9. 2026-06-03
   days on market $76,800 Active 5 DOM
10. 2026-06-02
    days on market $76,800 Active 4 DOM
11. 2026-06-01
    days on market $76,800 Active 3 DOM
12. 2026-05-31
    days on market $76,800 Active 2 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: $1,734 · $145/mo
• Projected year-2 tax: $1,734 · $145/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $15,181
• − Mortgage interest: −$4,302
• − Property taxes: −$1,734
• − Insurance: −$384
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,234
• Taxable income: $4,097
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $4,058/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: West Mifflin Area SD
• NCES district ID: 4225680
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,532
• Composite: 25.78/100
• National rank: #7371
• State rank: #443 of 539 in PA

Livability — West Mifflin

• Score: 73/100
• State rank: #539
• US rank: #5042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mifflin, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,816
• Metro: Pittsburgh, PA
• Population (ZIP): 18,816
• Household income: $72,485
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 334.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1% · South Korea
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -107.69%
• Current HPI: 246.2486
• 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

+183.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $76,800 West Penn MLS
• 1997-01-24 Sold (Public Records) $27,140 Public Records

Property tax history

+5.3%/yr

Latest (2026): $1,734 · +4.2% YoY. Source: county tax records.