213 Comrie Ave · Braddock, PA 15104

$90,000

4 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 265 Days on market

Built 1920 2,639 sqft lot $60/sqft · 68% above area

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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
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Check out 213 Comrie Ave, This large 5 bedroom is ready to call your own. Newer bathroom on second floor, newer light fixtures and plumbing!Kitchen floors were installed 4 years ago, new garage roof, newer sewer line, also a detached 2 car garage as well as a private back yard. Great home for first time buyers or investors! Just minutes from the Waterfront! Plenty of shopping and dinning opportunities at your finger tips. Don't wait, take advantage of this phenomenal opportunity today! Must see!

Key facts

• New garage roof
• Private back yard
• Newer bathroom

Tags

• NEWER BATHROOM
• NEWER LIGHT FIXTURES
• NEW GARAGE ROOF
• NEWER SEWER LINE
• DETACHED 2 CAR GARAGE
• PRIVATE BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#963 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 45% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $622 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.67% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.30%
• DSCR: 1.99
• GRM: 5.0

CMA / ARV

• ARV (median comp): $53,533
• List price: $90,000
• Delta: 68.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 3rd St	0.18mi	4/1.0	1,472 (-2%)	1mo	$14,999	$10	85
126 Mills Ave	0.18mi	3/1.0 (-1)	1,512 (+1%)	5mo	$49,000	$32	79
15 Holland Ave	0.22mi	3/1.5 (-1)	1,408 (-6%)	1mo	$32,000	$23	74
122 N Holland Ave	0.20mi	3/1.0 (-1)	1,620 (+8%)	0mo	$52,000	$32	70
211 Division St	0.18mi	3/1.0 (-1)	1,596 (+6%)	4mo	$13,500	$8	70
226 Lobinger Ave	0.20mi	4/2.0	1,696 (+13%)	3mo	$75,525	$45	64
203 Comrie Ave	0.02mi	3/1.0 (-1)	1,296 (-14%)	9mo	$35,000	$27	62
123 5th Ave	0.48mi	3/1.5 (-1)	1,551 (+3%)	6mo	$135,000	$87	62
316 Holland Ave	0.22mi	4/2.0	1,696 (+13%)	9mo	$54,500	$32	59
414 Mills Ave	0.20mi	3/2.5 (-1)	1,680 (+12%)	7mo	$10,000	$6	56
908 North Ave	0.65mi	3/3.0 (-1)	1,428 (-5%)	8mo	$59,900	$42	44
79 Lilmont Dr	0.64mi	3/2.0 (-1)	1,672 (+12%)	5mo	$234,900	$140	40

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

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.82×
• Total profit: $20,636
• Equity at exit: $19,068

10-year hold

• IRR: 25.1%
• Equity multiple: 3.44×
• Total profit: $61,539
• Equity at exit: $17,838

Cash invested: $25,200 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$472
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $468

Break-even live

Break-even rent $908

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $519	-5% $494	+0% $468	+5% $443	+10% $417
Rent	-10% $350	-5% $409	+0% $468	+5% $528	+10% $587
Rate	-1.0pp $514	-0.5pp $491	base $468	+0.5pp $445	+1.0pp $421

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	0.35mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	0.89mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	1.01mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	24d	1	1.01mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	24d	1	1.07mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	24d	1	1.20mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	1.21mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	1.23mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	1.37mi

Listing history 24 events

1. 2026-06-21
   days on market $90,000 Active 265 DOM
2. 2026-06-18
   days on market $90,000 Active 262 DOM
3. 2026-06-17
   days on market $90,000 Active 261 DOM
4. 2026-06-16
   days on market $90,000 Active 260 DOM
5. 2026-06-15
   days on market $90,000 Active 259 DOM
6. 2026-06-13
   days on market $90,000 Active 257 DOM
7. 2026-06-09
   days on market $90,000 Active 253 DOM
8. 2026-06-08
   days on market $90,000 Active 252 DOM
9. 2026-06-07
   days on market $90,000 Active 251 DOM
10. 2026-06-05
    days on market $90,000 Active 248 DOM
11. 2026-06-03
    days on market $90,000 Active 247 DOM
12. 2026-06-02
    days on market $90,000 Active 246 DOM
13. 2026-06-01
    days on market $90,000 Active 245 DOM
14. 2026-05-31
    days on market $90,000 Active 244 DOM
15. 2025-09-27
    listed $90,000 Active 500-char remark

    Show marketing remark (500 chars)

    Check out 213 Comrie Ave, This large 5 bedroom is ready to call your own. Newer bathroom on second floor, newer light fixtures and plumbing!Kitchen floors were installed 4 years ago, new garage roof, newer sewer line, also a detached 2 car garage as well as a private back yard. Great home for first time buyers or investors! Just minutes from the Waterfront! Plenty of shopping and dinning opportunities at your finger tips. Don't wait, take advantage of this phenomenal opportunity today! Must see!

16. 2021-10-15
    soldstatus $82,000
17. 2021-10-08
    soldstatus $82,000 Closed 340-char remark

    Show marketing remark (340 chars)

    Move in ready! Large 5 bedroom home with many updates. New bathroom on second floor, new light fixtures, new plumbing throughout. The carpet and kitchen floor installed 3 years ago, new garage roof, and new sewer line just installed. Detached 2 car garage as well as a private back yard Great home for investors, or first time home buyers!

18. 2021-08-23
    historical Contingent 340-char remark

    Show marketing remark (340 chars)

    Move in ready! Large 5 bedroom home with many updates. New bathroom on second floor, new light fixtures, new plumbing throughout. The carpet and kitchen floor installed 3 years ago, new garage roof, and new sewer line just installed. Detached 2 car garage as well as a private back yard Great home for investors, or first time home buyers!

19. 2021-07-15
    status Active 340-char remark

    Show marketing remark (340 chars)

    Move in ready! Large 5 bedroom home with many updates. New bathroom on second floor, new light fixtures, new plumbing throughout. The carpet and kitchen floor installed 3 years ago, new garage roof, and new sewer line just installed. Detached 2 car garage as well as a private back yard Great home for investors, or first time home buyers!

20. 2021-04-26
    historical Contingent 340-char remark

    Show marketing remark (340 chars)

    Move in ready! Large 5 bedroom home with many updates. New bathroom on second floor, new light fixtures, new plumbing throughout. The carpet and kitchen floor installed 3 years ago, new garage roof, and new sewer line just installed. Detached 2 car garage as well as a private back yard Great home for investors, or first time home buyers!

21. 2020-09-10
    listed $95,000 Active 340-char remark

    Show marketing remark (340 chars)

    Move in ready! Large 5 bedroom home with many updates. New bathroom on second floor, new light fixtures, new plumbing throughout. The carpet and kitchen floor installed 3 years ago, new garage roof, and new sewer line just installed. Detached 2 car garage as well as a private back yard Great home for investors, or first time home buyers!

22. 2017-05-01
    historical Withdrawn
23. 2017-01-12
    listed $33,000 Active
24. 1992-05-04
    soldstatus $16,000

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $2,496 · $208/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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,012
• − Mortgage interest: −$5,041
• − Property taxes: −$2,496
• − Insurance: −$450
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$2,618
• Taxable income: $4,525
• Est. tax owed @ 24.0%: −$1,086
• After-tax cash flow: $4,534/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Braddock

• Score: 67/100
• State rank: #963
• US rank: #10536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 8,034
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 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: ▼ -1.62%
• Current HPI: 138.912
• Rent YoY: —
• 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

+462.5% since first listed

10 events — show timeline

• 2025-09-27 Listed $90,000 West Penn MLS
• 2021-10-15 Sold (Public Records) $82,000 Public Records
• 2021-10-08 Sold (MLS) $82,000 West Penn MLS
• 2021-08-23 Contingent — West Penn MLS
• 2021-07-15 Relisted — West Penn MLS
• 2021-04-26 Contingent — West Penn MLS
• 2020-09-10 Listed $95,000 West Penn MLS
• 2017-05-01 Delisted — West Penn MLS
• 2017-01-12 Listed $33,000 West Penn MLS
• 1992-05-04 Sold (Public Records) $16,000 Public Records

Property tax history

+10.6%/yr

Latest (2026): $2,496 · +2.9% YoY. Source: county tax records.