617 Grandview Ave · Clairton, PA 15025

$80,000

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 6 Days on market

Built 1938 5,401 sqft lot Est $93k · 14% 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 +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an easy-as-it gets quick flip or rental? Look no further. As you can see in the pictures, this home has been exceptionally well maintained. The roof may need swapping and a window needs repair, but other than that the renovations ups are all cosmetic in nature. You could open up the kitchen for a more open concept layout or simply leave it as is and cash flow from day one.

Key facts

• Tons of storage
• Large flat backyard
• Covered back porch

Tags

• COVERED BACK PORCH
• LARGE FLAT BACKYARD
• TONS OF STORAGE

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Exterior features: Small lot (approximately 0.124 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 63/100 on livability (#1,308 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D+, schools F.
• Clairton City SD (suburban): math 7% / reading 21% proficiency, ranked #520 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.54% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.20%
• DSCR: 1.81
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $93,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Lafayette Dr	0.15mi	2/1.0 (-1)	1,467 (+2%)	2mo	$176,000	$120	82
534 Independence Dr	0.26mi	3/1.0	1,445 (+1%)	7mo	$55,000	$38	81
636 Constitution	0.22mi	3/2.0	1,453 (+2%)	4mo	$95,000	$65	80
1706 Polk Ave	0.47mi	3/1.0	1,278 (-11%)	6mo	$36,000	$28	55
333 Wylie Ave	0.55mi	3/1.5	1,544 (+8%)	7mo	$61,000	$40	54
306 Chicago Ave	0.69mi	2/1.0 (-1)	1,360 (-5%)	4mo	$97,500	$72	51
901 Gary Ave	0.49mi	3/2.0	1,640 (+14%)	1mo	$90,000	$55	48
819 Toman Ave	0.54mi	3/2.0	1,242 (-13%)	1mo	$78,000	$63	48
429 Baker Ave	0.44mi	2/1.5 (-1)	1,250 (-13%)	6mo	$120,000	$96	46
1117 Mckinley Dr	0.64mi	4/2.0 (+1)	1,552 (+8%)	5mo	$192,000	$124	43
737 Saint Clair Ave	0.72mi	3/2.0	1,264 (-12%)	2mo	$159,900	$127	41
101 Church St	0.62mi	4/1.0 (+1)	1,264 (-12%)	10mo	$60,000	$47	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.68×
• Total profit: $15,247
• Equity at exit: $11,928

10-year hold

• IRR: 28.2%
• Equity multiple: 4.17×
• Total profit: $71,038
• Equity at exit: $6,917

Cash invested: $22,400 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$420
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $340

Break-even live

Break-even rent $802

Max offer price $80,000

Occupancy floor 67%

Sensitivity live

Price	-10% $385	-5% $362	+0% $340	+5% $317	+10% $294
Rent	-10% $242	-5% $291	+0% $340	+5% $388	+10% $437
Rate	-1.0pp $380	-0.5pp $360	base $340	+0.5pp $319	+1.0pp $298

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 Farnsworth Ave Clairton, PA	2.0	1.0	896	$1,050	$1.17	45d	1	0.01mi
601 Farnsworth Ave Clairton, PA	2.0	1.0	1004	$995	$0.99	5d	1	0.06mi
127 Constitution Cir Clairton, PA	2.0	1.0	1063	$1,275	$1.20	12d	1	0.26mi
127 Constitution Cir Clairton, PA	2.0	1.0	972	$1,275	$1.31	3d	1	0.26mi
866 Vankirk St Unit 1 Clairton, PA	2.0	1.5	1440	$1,200	$0.83	45d	1	0.29mi
874 Vankirk St Clairton, PA	3.0	1.5	1296	$1,150	$0.89	45d	1	0.29mi
753 East Dr Clairton, PA	3.0	1.0	1000	$1,100	$1.10	45d	1	0.30mi
350 Wylie Ave Unit 1 Clairton, PA	2.0	1.0	1152	$1,050	$0.91	45d	1	0.50mi
809 3rd St Unit 624 Clairton, PA	2.0	1.5	1240	$1,008	$0.81	45d	1	0.52mi
809 3rd St Unit 194 Clairton, PA	2.0	1.5	1244	$1,081	$0.87	45d	1	0.52mi
701-703 Waddell Ave Clairton, PA	4.0	1.0	1200	$1,850	$1.54	3d	1	0.74mi
513 S 2nd Ave Elizabeth, PA	3.0	1.5	1625	$1,195	$0.74	3d	1	0.94mi
2140 Lincoln Blvd Elizabeth, PA	2.0	1.0	968	$790	$0.82	45d	1	0.99mi
168 Center Ave Unit 1 left) Elizabeth, PA	2.0	1.0	950	$895	$0.94	25d	1	1.11mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	45d	1	1.49mi

Listing history 5 events

1. 2026-06-21
   days on market $80,000 Active 6 DOM
2. 2026-06-18
   days on market $80,000 Active 3 DOM
3. 2026-06-17
   days on market $80,000 Active 2 DOM
4. 2026-06-16
   remarks 655-char remark
5. 2026-06-16
   listed $80,000 Active 1 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: $2,167 · $181/mo
• Projected year-2 tax: $2,167 · $181/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 · 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: $14,781
• − Mortgage interest: −$4,481
• − Property taxes: −$2,167
• − Insurance: −$400
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,327
• Taxable income: $3,041
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,346/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: Clairton City SD
• NCES district ID: 4206030
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $30,250
• Composite: 11.0/100
• National rank: #9742
• State rank: #520 of 539 in PA

Livability — Clairton

• Score: 63/100
• State rank: #1308
• US rank: #16085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clairton, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,939
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% Spanish 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+110.5% since first listed

18 events — show timeline

• 2026-06-11 Listed $80,000 West Penn MLS
• 2024-05-22 Contingent — West Penn MLS
• 2024-05-16 Relisted — West Penn MLS
• 2024-04-19 Contingent — West Penn MLS
• 2024-04-17 Listed $109,995 West Penn MLS
• 2020-10-26 Sold (Public Records) $64,900 Public Records
• 2020-10-19 Sold (MLS) $64,900 West Penn MLS
• 2020-10-02 Pending — West Penn MLS
• 2020-08-28 Listed $64,900 West Penn MLS
• 2016-10-17 Delisted — West Penn MLS
• 2016-09-10 Price Changed $49,900 West Penn MLS
• 2016-08-24 Price Changed $54,900 West Penn MLS
• 2016-07-27 Listed $59,900 West Penn MLS
• 2003-07-08 Sold (Public Records) $55,000 Public Records
• 2003-07-01 Sold (MLS) $55,000 West Penn MLS
• 2003-05-05 Listed $58,500 West Penn MLS
• 1995-04-07 Sold (Public Records) $45,000 Public Records
• 1985-09-25 Sold (Public Records) $38,000 Public Records

Property tax history

+12.7%/yr

Latest (2026): $2,167 · +11.0% YoY. Source: county tax records.