401 Iowa Ave · Glassport, PA 15045

$23,000

3 bd · 1.0 ba · 1,427 sqft · SingleFamily public records · 173 Days on market

Built 1925 2,613 sqft lot $16/sqft · 74% 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
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perched above the street with sweeping views of the Monongahela River valley, 401 Iowa Ave is a property full of potential and possibility. This elevated lot offers a rare vantage point, privacy, and scenery that can’t be replicated. The existing home stands as a blank canvas—waiting for the right vision to guide it through its next chapter. Whether you imagine a thoughtful renovation, a creative re-imagining, or an entirely new beginning, this site provides the foundation to bring something special to life. Utilities are in place, access is established, and the location delivers both character and views. A true opportunity for those who see not just what is, but what could be. Property is being sold AS-IS.

Key facts

• Elevated lot
• Rare vantage point
• 2,613 sq ft lot

Tags

• ELEVATED LOT
• RARE VANTAGE POINT
• UTILITIES ARE IN PLACE
• ACCESS IS ESTABLISHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 55.2% vs local median 8.4% in Glassport — 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 71/100 on livability (#716 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: crime C-, employment D+, schools D-.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $200 of equity ($159 loan paydown + $41 appreciation (0.2% local appreciation)).
• At projected returns (0.2% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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: 5.97% ✓
• Cap rate: 55.24%
• Cash-on-cash: 174.82%
• DSCR: 8.78
• GRM: 1.4

CMA / ARV

• ARV (median comp): $89,708
• List price: $23,000
• Delta: -74.36%
• 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
301 Euclid Ave	0.12mi	3/1.0	1,408 (-1%)	8mo	$110,000	$78	85
643 Indiana Ave	0.32mi	4/1.5 (+1)	1,440 (+1%)	0mo	$160,000	$111	76
435 Ohio Ave	0.18mi	2/1.5 (-1)	1,334 (-6%)	9mo	$144,000	$108	66
1120 Portsmouth Dr	0.55mi	3/1.5	1,400 (-2%)	6mo	$172,000	$123	64
622 Summit Ave	0.34mi	3/1.5	1,572 (+10%)	3mo	$110,000	$70	62
300 Marie St	0.58mi	3/1.0	1,333 (-7%)	2mo	$85,000	$64	60
726 Indiana	0.39mi	3/2.0	1,512 (+6%)	13mo	$122,000	$81	57
626 Ohio Ave	0.33mi	3/1.0	1,220 (-14%)	12mo	$7,500	$6	51
1110 Portsmouth Dr	0.51mi	3/1.5	1,230 (-14%)	1mo	$194,500	$158	50
505 Monongahela Ave	0.24mi	2/2.0 (-1)	1,216 (-15%)	11mo	$25,000	$21	46
923 Vermont Ave	0.61mi	3/1.5	1,620 (+14%)	0mo	$189,900	$117	46
317 N Monongahela Ave	0.66mi	2/1.0 (-1)	1,232 (-14%)	11mo	$89,900	$73	32

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

Projected returns pro-forma

0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.21×
• Total profit: $59,288
• Equity at exit: $6,884

10-year hold

• IRR: —
• Equity multiple: 21.48×
• Total profit: $131,860
• Equity at exit: $8,441

Cash invested: $6,440 (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 15045

• Home prices YoY: 0.1%
• Active inventory: 24
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$121
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $938

Break-even live

Break-even rent $185

Max offer price $23,000

Occupancy floor 27%

Sensitivity live

Price	-10% $951	-5% $945	+0% $938	+5% $932	+10% $925
Rent	-10% $830	-5% $884	+0% $938	+5% $992	+10% $1,047
Rate	-1.0pp $950	-0.5pp $944	base $938	+0.5pp $932	+1.0pp $926

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Harrison St Glassport, PA	4.0	1.0	1200	$1,500	$1.25	44d	1	0.50mi
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,395	$1.08	24d	1	0.52mi
1044 Delaware Ave Glassport, PA	3.0	1.0	1200	$1,350	$1.12	21d	1	0.77mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	2d	1	1.16mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	44d	1	1.19mi
231 Connecticut Ave Clairton, PA	3.0	1.0	1064	$1,150	$1.08	44d	1	1.32mi
185 Carnegie Ave Clairton, PA	3.0	1.0	1404	$1,295	$0.92	44d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $23,000 Active 173 DOM
2. 2026-06-18
   days on market $23,000 Active 170 DOM
3. 2026-06-17
   days on market $23,000 Active 169 DOM
4. 2026-06-16
   days on market $23,000 Active 168 DOM
5. 2026-06-15
   days on market $23,000 Active 167 DOM
6. 2026-06-13
   days on market $23,000 Active 165 DOM
7. 2026-06-13
   days on market $23,000 Active 164 DOM
8. 2026-06-09
   days on market $23,000 Active 161 DOM
9. 2026-06-08
   days on market $23,000 Active 160 DOM
10. 2026-06-07
    days on market $23,000 Active 159 DOM
11. 2026-06-05
    days on market $23,000 Active 156 DOM
12. 2026-06-03
    days on market $23,000 Active 155 DOM
13. 2026-06-02
    days on market $23,000 Active 154 DOM
14. 2026-06-01
    days on market $23,000 Active 153 DOM
15. 2026-05-31
    days on market $23,000 Active 152 DOM
16. 2026-04-09
    price $23,000 728-char remark

    Show marketing remark (728 chars)

    Perched above the street with sweeping views of the Monongahela River valley, 401 Iowa Ave is a property full of potential and possibility. This elevated lot offers a rare vantage point, privacy, and scenery that can’t be replicated. The existing home stands as a blank canvas—waiting for the right vision to guide it through its next chapter. Whether you imagine a thoughtful renovation, a creative re-imagining, or an entirely new beginning, this site provides the foundation to bring something special to life. Utilities are in place, access is established, and the location delivers both character and views. A true opportunity for those who see not just what is, but what could be. Property is being sold AS-IS.

17. 2026-03-27
    status Active 728-char remark

    Show marketing remark (728 chars)

    Perched above the street with sweeping views of the Monongahela River valley, 401 Iowa Ave is a property full of potential and possibility. This elevated lot offers a rare vantage point, privacy, and scenery that can’t be replicated. The existing home stands as a blank canvas—waiting for the right vision to guide it through its next chapter. Whether you imagine a thoughtful renovation, a creative re-imagining, or an entirely new beginning, this site provides the foundation to bring something special to life. Utilities are in place, access is established, and the location delivers both character and views. A true opportunity for those who see not just what is, but what could be. Property is being sold AS-IS.

18. 2026-03-11
    historical Contingent 728-char remark

    Show marketing remark (728 chars)

    Perched above the street with sweeping views of the Monongahela River valley, 401 Iowa Ave is a property full of potential and possibility. This elevated lot offers a rare vantage point, privacy, and scenery that can’t be replicated. The existing home stands as a blank canvas—waiting for the right vision to guide it through its next chapter. Whether you imagine a thoughtful renovation, a creative re-imagining, or an entirely new beginning, this site provides the foundation to bring something special to life. Utilities are in place, access is established, and the location delivers both character and views. A true opportunity for those who see not just what is, but what could be. Property is being sold AS-IS.

19. 2026-02-21
    price $28,000 728-char remark

    Show marketing remark (728 chars)

    Perched above the street with sweeping views of the Monongahela River valley, 401 Iowa Ave is a property full of potential and possibility. This elevated lot offers a rare vantage point, privacy, and scenery that can’t be replicated. The existing home stands as a blank canvas—waiting for the right vision to guide it through its next chapter. Whether you imagine a thoughtful renovation, a creative re-imagining, or an entirely new beginning, this site provides the foundation to bring something special to life. Utilities are in place, access is established, and the location delivers both character and views. A true opportunity for those who see not just what is, but what could be. Property is being sold AS-IS.

20. 2026-01-28
    price $32,000 728-char remark

    Show marketing remark (728 chars)

    Perched above the street with sweeping views of the Monongahela River valley, 401 Iowa Ave is a property full of potential and possibility. This elevated lot offers a rare vantage point, privacy, and scenery that can’t be replicated. The existing home stands as a blank canvas—waiting for the right vision to guide it through its next chapter. Whether you imagine a thoughtful renovation, a creative re-imagining, or an entirely new beginning, this site provides the foundation to bring something special to life. Utilities are in place, access is established, and the location delivers both character and views. A true opportunity for those who see not just what is, but what could be. Property is being sold AS-IS.

21. 2026-01-16
    price $35,000 728-char remark

    Show marketing remark (728 chars)

    Perched above the street with sweeping views of the Monongahela River valley, 401 Iowa Ave is a property full of potential and possibility. This elevated lot offers a rare vantage point, privacy, and scenery that can’t be replicated. The existing home stands as a blank canvas—waiting for the right vision to guide it through its next chapter. Whether you imagine a thoughtful renovation, a creative re-imagining, or an entirely new beginning, this site provides the foundation to bring something special to life. Utilities are in place, access is established, and the location delivers both character and views. A true opportunity for those who see not just what is, but what could be. Property is being sold AS-IS.

22. 2025-12-30
    listed $37,900 Active 728-char remark

    Show marketing remark (728 chars)

    Perched above the street with sweeping views of the Monongahela River valley, 401 Iowa Ave is a property full of potential and possibility. This elevated lot offers a rare vantage point, privacy, and scenery that can’t be replicated. The existing home stands as a blank canvas—waiting for the right vision to guide it through its next chapter. Whether you imagine a thoughtful renovation, a creative re-imagining, or an entirely new beginning, this site provides the foundation to bring something special to life. Utilities are in place, access is established, and the location delivers both character and views. A true opportunity for those who see not just what is, but what could be. Property is being sold AS-IS.

23. 1994-07-27
    soldstatus $19,000

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $279 · $23/mo
• Expected delta: +$85/yr (+$7/mo · 43.7%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,474
• − Mortgage interest: −$1,288
• − Property taxes: −$194
• − Insurance: −$115
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$669
• Taxable income: $11,572
• Est. tax owed @ 24.0%: −$2,777
• After-tax cash flow: $8,481/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: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

Livability — Glassport

• Score: 71/100
• State rank: #716
• US rank: #7113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassport, PA
• City population: 4,400
• Population (ZIP): 4,400

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 18% Portuguese 6% Serbian 6%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Korean 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: ▲ 0.18%
• Current HPI: 214.7403
• 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

+21.1% since first listed

8 events — show timeline

• 2026-04-09 Price Changed $23,000 West Penn MLS
• 2026-03-27 Relisted — West Penn MLS
• 2026-03-11 Contingent — West Penn MLS
• 2026-02-21 Price Changed $28,000 West Penn MLS
• 2026-01-28 Price Changed $32,000 West Penn MLS
• 2026-01-16 Price Changed $35,000 West Penn MLS
• 2025-12-30 Listed $37,900 West Penn MLS
• 1994-07-27 Sold (Public Records) $19,000 Public Records