602 Orchard St · Glendale, PA 15106

$89,900

2 bd · 1.0 ba · 1,163 sqft · SingleFamily public records · 11 Days on market

Built 1948 3,920 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed/1 bath brick cape cod in the heart of Carnegie. Backyard is level and would be great for picnics and parties. Extras include a covered porch, central A/C, and a partially finished basement.

Key facts

• Covered porch
• Level backyard
• Central a/c

Tags

• BRICK CAPE COD
• COVERED PORCH
• CENTRAL A/C
• PARTIALLY FINISHED BASEMENT
• LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 67 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $188,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Boroview Ave	0.41mi	2/1.0	1,206 (+4%)	4mo	$40,000	$33	72
518 Magazine St	0.09mi	3/1.0 (+1)	1,044 (-10%)	3mo	$185,000	$177	71
526 Magazine St	0.09mi	3/1.0 (+1)	1,044 (-10%)	8mo	$187,000	$179	67
533 Madison Ave	0.52mi	2/1.0	1,144 (-2%)	8mo	$176,000	$154	66
520 6th Ave	0.50mi	2/1.0	1,084 (-7%)	4mo	$145,000	$134	62
631 Superior St	0.09mi	3/2.0 (+1)	1,296 (+11%)	8mo	$210,000	$162	61
1714 Washington St	0.65mi	2/2.0	1,140 (-2%)	1mo	$113,900	$100	61
406 Hill Street Rear (aka Spikenard Way)	0.42mi	2/2.0	1,008 (-13%)	8mo	$181,000	$180	48
843 Library Ave	0.60mi	3/2.0 (+1)	1,257 (+8%)	3mo	$233,000	$185	47
1620 Walnut St	0.47mi	2/1.5	1,308 (+12%)	11mo	$203,650	$156	46
307 1st Ave	0.49mi	3/1.5 (+1)	1,335 (+15%)	3mo	$182,500	$137	43
239 Marshall Ave	0.66mi	3/2.0 (+1)	1,050 (-10%)	3mo	$246,000	$234	42

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.49×
• Total profit: $12,386
• Equity at exit: $13,404

10-year hold

• IRR: 22.9%
• Equity multiple: 3.21×
• Total profit: $55,729
• Equity at exit: $7,773

Cash invested: $25,172 (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 15106

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 67
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$471
• Tax from tax record: −$164 /mo · $1,968/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $370

Break-even live

Break-even rent $852

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $421	-5% $395	+0% $370	+5% $345	+10% $319
Rent	-10% $266	-5% $318	+0% $370	+5% $422	+10% $474
Rate	-1.0pp $415	-0.5pp $393	base $370	+0.5pp $347	+1.0pp $323

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Magazine St Unit 2 Carnegie, PA	2.0	1.0	1200	$1,295	$1.08	44d	1	0.30mi
622 Logan St Unit 2 Carnegie, PA	2.0	1.0	700	$1,055	$1.51	24d	1	0.34mi
523 Grant Ave Fl 2 Carnegie, PA	1.0	1.0	1000	$1,100	$1.10	44d	1	0.37mi
457 Carothers Ave Unit 6 Carnegie, PA	1.0	1.0	700	$850	$1.21	8d	1	0.43mi
1640 Ellsworth Ave Unit 2 Heidelberg, PA	2.0	1.0	750	$1,125	$1.50	18d	1	0.45mi
1900 Tee Ct Presto, PA	1.0–3.0	1.0–2.0	981	$1,756	$1.79	2d	9	0.53mi
851 Kennedy St Carnegie, PA	3.0	1.0	1100	$1,800	$1.64	24d	1	0.55mi
312 Midland Ave Carnegie, PA	3.0	1.0	1332	$1,400	$1.05	44d	1	0.65mi
834 Washington Ave Carnegie, PA	1.0–2.0	1.0–2.0	1026	$1,638	$1.60	3d	11	0.70mi
303 Lexington Ct Carnegie, PA	2.0	1.0	1144	$1,200	$1.05	11d	1	0.87mi

Listing history 3 events

1. 2026-03-17
   status Pending
2. 2026-03-15
   historical Contingent
3. 2026-03-07
   listed $89,900 Active

ⓘ 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: $1,968 · $164/mo
• Projected year-2 tax: $1,968 · $164/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 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,843
• − Mortgage interest: −$5,036
• − Property taxes: −$1,968
• − Insurance: −$450
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,615
• Taxable income: $3,239
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,663/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: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Glendale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Glendale, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,244
• Household income: $77,247
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 410.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% Russian/Polish/Slavic 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: ▼ -119.52%
• Current HPI: 255.0295
• Rent YoY: ▲ 5.45%
• 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

3 events — show timeline

• 2026-03-17 Pending — West Penn MLS
• 2026-03-15 Contingent — West Penn MLS
• 2026-03-07 Listed $89,900 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $1,968 · +0.0% YoY. Source: county tax records.