220 W 10th Ave · Tarentum, PA 15084

$66,000

2 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 1 Days on market

Built 1890 4,800 sqft lot Est $50k · 33% over

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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
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

You will be delighted with these TWO recently remodeled, move-in ready homes! The front house features an updated kitchen with new countertops, deep basin sink, stainless steel appliances, and flooring throughout, including the dining room and pantry. The spacious living room boasts all new carpet and a floor to ceiling stone fireplace with wall-mounted TV. The home in the rear is complete with all new Luxury plank flooring, all new screen doors and storm door, new trim, new ceiling fans, new lighting, and new siding. The large kitchen has ample cabinet space and a separate dining area for eating. The basement has 8' ceilings and divided in the middle for a workshop and laundry area. Both houses are backed by a one year home warranty and located minutes away from The Pittsburgh Mills shopping, Turnpike, and Rt 22.

Key facts

• 4,800 sq ft lot
• Built 1890

Property features AI

Exterior

• Home design: Two-story home; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Approximately 40 x 121 lot dimensions

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Interior entry basement; Unfinished basement; Fireplace in the family/living/great room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• In year one you build about $755 of equity ($456 loan paydown + $299 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000

Questions for the listing agent

1. Built in 1890 — 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. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $49,808
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 W 13th Ave	0.16mi	3/2.0 (+1)	1,080 (-5%)	3mo	$47,500	$44	74
318 W 8th Ave	0.16mi	2/1.0	1,216 (+7%)	11mo	$25,000	$21	71
1107 Constitution St	0.59mi	2/1.5	1,122 (-1%)	1mo	$152,000	$135	68
328 W 10th Ave	0.15mi	2/1.0	1,260 (+11%)	16mo	$45,000	$36	61
612 Roup St	0.74mi	2/1.0	1,140 (+1%)	8mo	$31,000	$27	58
107 E 1st Ave	0.44mi	3/1.0 (+1)	1,040 (-8%)	8mo	$36,166	$35	54
333 1/2 W 11th Ave	0.15mi	3/1.0 (+1)	1,008 (-11%)	23mo	$98,000	$97	51
515 E 8th Ave	0.64mi	2/1.0	1,260 (+11%)	3mo	$55,000	$44	49
135 E First Ave	0.49mi	2/1.5	1,292 (+14%)	4mo	$120,000	$93	48
329 E 1st Ave	0.65mi	2/1.5	1,048 (-7%)	23mo	$190,000	$181	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.5%
• Equity multiple: 1.91×
• Total profit: $16,902
• Equity at exit: $20,675

10-year hold

• IRR: 22.3%
• Equity multiple: 3.58×
• Total profit: $47,771
• Equity at exit: $26,093

Cash invested: $18,480 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$346
• Tax from tax record: −$252 /mo · $3,026/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $271

Break-even live

Break-even rent $792

Max offer price $66,000

Occupancy floor 71%

Sensitivity live

Price	-10% $487	-5% $290	+0% $271	+5% $253	+10% $234
Rent	-10% $182	-5% $227	+0% $271	+5% $316	+10% $361
Rate	-1.0pp $305	-0.5pp $288	base $271	+0.5pp $254	+1.0pp $237

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Highland St Unit 2 Tarentum, PA	1.0	1.0	700	$800	$1.14	24d	1	0.70mi
728 9th Ave Brackenridge, PA	1.0	1.0	1050	$900	$0.86	22d	1	0.92mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	15d	1	1.22mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	2d	1	1.43mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,500	$1.37	44d	1	1.43mi
1067 Cleveland Ave Brackenridge, PA	3.0	1.0	1096	$1,350	$1.23	2d	1	1.43mi
1079 9th Ave Brackenridge, PA	2.0	1.0	1352	$1,095	$0.81	2d	1	1.47mi

Listing history 2 events

1. 2026-06-18
   remarks 209-char remark
2. 2026-06-18
   listed $66,000 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: $3,026 · $252/mo
• Projected year-2 tax: $3,026 · $252/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,629
• − Mortgage interest: −$3,697
• − Property taxes: −$3,026
• − Insurance: −$330
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,920
• Taxable income: $2,476
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $2,664/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

+11.9% since first listed

20 events — show timeline

• 2026-06-18 Listed $66,000 West Penn MLS
• 2021-07-16 Sold (Public Records) $150,000 Public Records
• 2021-07-02 Sold (MLS) $150,000 West Penn MLS
• 2021-07-02 Sold (MLS) $150,000 West Penn MLS
• 2021-05-17 Pending — West Penn MLS
• 2021-05-09 Pending — West Penn MLS
• 2021-05-05 Price Changed $140,000 West Penn MLS
• 2021-05-05 Price Changed $140,000 West Penn MLS
• 2021-04-29 Listed $160,000 West Penn MLS
• 2021-04-28 Listed $160,000 West Penn MLS
• 2020-01-23 Sold (Public Records) $55,180 Public Records
• 2020-01-21 Pending — West Penn MLS
• 2020-01-21 Sold (MLS) $55,180 West Penn MLS
• 2019-12-04 Contingent — West Penn MLS
• 2019-10-24 Price Changed $57,500 West Penn MLS
• 2019-09-13 Price Changed $65,000 West Penn MLS
• 2019-06-17 Price Changed $66,500 West Penn MLS
• 2019-04-12 Listed $70,000 West Penn MLS
• 2007-08-30 Sold (MLS) $59,000 West Penn MLS
• 2007-06-12 Listed $59,000 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $3,026 · -1.3% YoY. Source: county tax records.