123 Orr Ave · Cheswick, PA 15024

$225,000

3 bd · 1.0 ba · 2,087 sqft · SingleFamily public records · 21 Days on market

Built 1949 7,108 sqft lot $108/sqft · 5% below area Est $238k · 5% under

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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 +11.5/30.0
• ARV discount +10.0/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Level Corner Lot. Great Potential. Nice Kitchen. Lock Box on Side Door.

Key facts

• New metal roof
• Flexible space
• One-floor living

Tags

• ONE-FLOOR LIVING
• NEW METAL ROOF
• FLEXIBLE SPACE
• LARGE BASEMENT
• LOW-MAINTENANCE BACKYARD
• 20 MINS TO DOWNTOWN PGH

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Stucco exterior; Metal roof; Full walk-up basement
• Exterior features: Lot dimensions approximately 66 x 121 x 66 x 121

Interior

• Kitchen: Cooktop; Refrigerator; Some electric appliances
• Bedrooms: Bedroom on main level (13 x 13); Upper-level bedroom (14 x 11); Upper-level bedroom (13 x 9); Additional bedroom in lower level
• Flooring: Hardwood floors; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Window treatments throughout; Decorative fireplace (1)
• Laundry & utility: Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-75 ($-898/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (21.9% below list).
• Recommended offer: $176k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#176 in PA, #1,469 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F.
• Allegheny Valley SD (suburban): math 29% / reading 53% proficiency, ranked #341 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Acmetonia El Sch (math 26% / reading 56%, grade F, #932 of 1,518 statewide, top 62%, 484 students, 100% FRL); Springdale Jshs (math 32% / reading 47%, grade F, #265 of 437 statewide, top 63%, 387 students, 94% FRL) — zoned schools average 97% FRL vs 36% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $72k; list at $225k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,700 (21.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.78% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $238,005
• List price: $225,000
• Delta: -5.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Freeport Rd	0.22mi	3/2.0	1,979 (-5%)	4mo	$187,000	$94	74
400 Hill Ave	0.57mi	3/2.5	2,112 (+1%)	9mo	$349,000	$165	58
301 N Highland Ave	0.66mi	3/1.5	1,869 (-10%)	0mo	$200,000	$107	50
114 Pillow Ave	0.43mi	4/2.0 (+1)	1,850 (-11%)	11mo	$260,000	$141	43

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-41,257
• Equity at exit: $33,548

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-42,187
• Equity at exit: $19,454

Cash invested: $63,000 (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 15024

• Home prices YoY: -9.2%
• Active inventory: 32
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-75

Break-even live

Break-even rent $1,852

Max offer price $211,777

Occupancy floor 99%

Sensitivity live

Price	-10% $53	-5% $-11	+0% $-75	+5% $-139	+10% $-202
Rent	-10% $-214	-5% $-144	+0% $-75	+5% $-5	+10% $64
Rate	-1.0pp $38	-0.5pp $-18	base $-75	+0.5pp $-133	+1.0pp $-192

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   statusdays on market $225,000 Pending 21 DOM
2. 2026-06-02
   days on market $225,000 Active 20 DOM
3. 2026-06-01
   days on market $225,000 Active 19 DOM
4. 2026-05-31
   days on market $225,000 Active 18 DOM
5. 2026-05-13
   listed $225,000 Active 424-char remark
6. 2011-02-11
   soldstatus $72,000
7. 2011-02-04
   soldstatus $72,000 71-char remark

   Show marketing remark (71 chars)

   Level Corner Lot. Great Potential. Nice Kitchen. Lock Box on Side Door.

8. 2011-02-04
   price $79,500 71-char remark

   Show marketing remark (71 chars)

   Level Corner Lot. Great Potential. Nice Kitchen. Lock Box on Side Door.

9. 2010-11-03
   listed $72,000 71-char remark

   Show marketing remark (71 chars)

   Level Corner Lot. Great Potential. Nice Kitchen. Lock Box on Side Door.

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,913 · $243/mo
• Expected delta: +$642/yr (+$54/mo · 28.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,084
• − Mortgage interest: −$12,603
• − Property taxes: −$2,271
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$6,545
• Taxable loss: −$4,834
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $262/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: Allegheny Valley SD
• NCES district ID: 4202190
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $48,049
• Composite: 35.04/100
• National rank: #5037
• State rank: #341 of 539 in PA

Livability — Cheswick

• Score: 81/100
• State rank: #176
• US rank: #1469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,192

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% Asian 3% Two or more races 3% Black 2%
• Common ancestry: Romanian 11% Italian 2% Lithuanian 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 94% English-only · Chinese 2% Other Indo-European 2%

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: ▼ -25.38%
• Current HPI: 248.9181
• 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

+212.5% since first listed

6 events — show timeline

• 2026-06-03 Pending — West Penn MLS
• 2026-05-13 Listed $225,000 West Penn MLS
• 2011-02-11 Sold (Public Records) $72,000 Public Records
• 2011-02-04 Price Changed $79,500 West Penn MLS
• 2011-02-04 Sold (MLS) $72,000 West Penn MLS
• 2010-11-03 Listed $72,000 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $2,271 · +1.8% YoY. Source: county tax records.