117 W 11th Ave · Tarentum, PA 15084

$105,000

4 bd · 2.0 ba · 2,112 sqft · MultiFamily public records · 112 Days on market

Built 1900 4,800 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This turn-key duplex was fully renovated in 2024, featuring updated systems, modern finishes, and solid curb appeal. A well-updated property ideal for investors looking to add a clean, stabilized asset to their portfolio.

Key facts

• 4,800 sq ft lot
• Built 1900
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $514/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 9.6% in Tarentum — 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 79/100 on livability (#240 in PA, #2,066 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities F, employment F.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($726 loan paydown + $476 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 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 $39k; list at $105k implies a 169% 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.13% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.95%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 3.20×
• Total profit: $64,693
• Equity at exit: $32,892

10-year hold

• IRR: 46.2%
• Equity multiple: 6.35×
• Total profit: $157,180
• Equity at exit: $41,511

Cash invested: $29,400 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 39
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$551
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $1,028

Break-even live

Break-even rent $938

Max offer price $105,000

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,238
Total (2 units)			$2,239

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 W 7th Ave Unit 2 Tarentum, PA	3.0	1.0	1632	$1,250	$0.77	43d	1	0.39mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	14d	1	1.17mi

Listing history 27 events

1. 2026-06-18
   days on market $105,000 Active 112 DOM
2. 2026-06-17
   days on market $105,000 Active 111 DOM
3. 2026-06-16
   days on market $105,000 Active 110 DOM
4. 2026-06-15
   days on market $105,000 Active 109 DOM
5. 2026-06-13
   days on market $105,000 Active 107 DOM
6. 2026-06-13
   days on market $105,000 Active 106 DOM
7. 2026-06-09
   days on market $105,000 Active 103 DOM
8. 2026-06-08
   days on market $105,000 Active 102 DOM
9. 2026-06-07
   days on market $105,000 Active 101 DOM
10. 2026-06-05
    days on market $105,000 Active 98 DOM
11. 2026-06-03
    days on market $105,000 Active 97 DOM
12. 2026-06-02
    days on market $105,000 Active 96 DOM
13. 2026-06-01
    days on market $105,000 Active 95 DOM
14. 2026-05-31
    days on market $105,000 Active 94 DOM
15. 2026-02-26
    listed $105,000 Active 221-char remark

    Show marketing remark (221 chars)

    This turn-key duplex was fully renovated in 2024, featuring updated systems, modern finishes, and solid curb appeal. A well-updated property ideal for investors looking to add a clean, stabilized asset to their portfolio.

16. 2026-02-18
    price $105,000
17. 2026-02-07
    price $110,000
18. 2026-01-13
    listed $115,000 Active
19. 2025-02-20
    historical $1,100
20. 2025-01-11
    listed $1,100
21. 2024-12-21
    historical $1,100
22. 2024-11-14
    listed $1,100
23. 2023-08-20
    historical $1,050
24. 2023-08-10
    listed $1,050
25. 2006-12-29
    soldstatus $39,000
26. 2006-08-07
    listed $42,900
27. 1982-04-27
    soldstatus $13,000

ⓘ 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: $1,759 · $147/mo
• Projected year-2 tax: $1,759 · $147/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 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,868
• − Mortgage interest: −$5,882
• − Property taxes: −$1,759
• − Insurance: −$525
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$3,055
• Taxable income: $11,349
• Est. tax owed @ 24.0%: −$2,724
• After-tax cash flow: $9,610/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: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Tarentum

• Score: 79/100
• State rank: #240
• US rank: #2066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarentum, PA
• Population (ZIP): 9,884

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▲ 0.45%
• Current HPI: 230.7532
• 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

+707.7% since first listed

13 events — show timeline

• 2026-02-26 Listed $105,000 West Penn MLS
• 2026-02-18 Price Changed $105,000 West Penn MLS
• 2026-02-07 Price Changed $110,000 West Penn MLS
• 2026-01-13 Listed $115,000 West Penn MLS
• 2025-02-20 Rental Removed $1,100 APPFOLIO
• 2025-01-11 Listed for Rent $1,100 APPFOLIO
• 2024-12-21 Rental Removed $1,100 APPFOLIO
• 2024-11-14 Listed for Rent $1,100 APPFOLIO
• 2023-08-20 Rental Removed $1,050 APPFOLIO
• 2023-08-10 Listed for Rent $1,050 APPFOLIO
• 2006-12-29 Sold (MLS) $39,000 West Penn MLS
• 2006-08-07 Listed $42,900 West Penn MLS
• 1982-04-27 Sold (Public Records) $13,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $1,759 · -1.3% YoY. Source: county tax records.