4721 Lebanon Church Rd · West Mifflin, PA 15122

$149,000

3 bd · 1.0 ba · 2,490 sqft · SingleFamily public records · 42 Days on market

Built 1925 0.91 ac lot $60/sqft · 29% below area Est $210k · 29% under

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, spaceous home in West Mifflin. .nestled behind a yard of beautiful trees this home a combination of style and old world charm. .. you have to see this to believe it. Wonderful hardwood floors, amazing tiled front porch and a wonderful back yard

Key facts

• 0.91 acre lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Brick construction; Property on approximately 0.91 acre lot
• Construction: Brick exterior
• Exterior features: Public water; Public sewer; Resale condition

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Wall unit cooling
• Interior features: Unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.2% in West Mifflin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#539 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, crime D-, amenities F.
• West Mifflin Area SD (suburban): math 19% / reading 41% proficiency, ranked #443 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; 20% 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 7.8

CMA / ARV

• ARV (median comp): $210,321
• List price: $149,000
• Delta: -29.16%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6927 Wilson St	0.34mi	4/2.5 (+1)	2,201 (-12%)	22mo	$289,500	$132	35

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-18,164
• Equity at exit: $22,216

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-7,804
• Equity at exit: $12,883

Cash invested: $41,720 (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 15122

• Home prices YoY: -30.4%
• Active inventory: 58
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$330 /mo · $3,956/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $92

Break-even live

Break-even rent $1,485

Max offer price $149,000

Occupancy floor 89%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $149,000 Active 42 DOM
2. 2026-06-17
   days on market $149,000 Active 41 DOM
3. 2026-06-16
   days on market $149,000 Active 40 DOM
4. 2026-06-15
   days on market $149,000 Active 39 DOM
5. 2026-06-13
   pricedays on market $149,000 Active 37 DOM
6. 2026-06-09
   days on market $159,000 Active 33 DOM
7. 2026-06-08
   days on market $159,000 Active 32 DOM
8. 2026-06-07
   days on market $159,000 Active 31 DOM
9. 2026-06-03
   days on market $159,000 Active 27 DOM
10. 2026-06-02
    days on market $159,000 Active 26 DOM
11. 2026-06-01
    days on market $159,000 Active 25 DOM
12. 2026-05-31
    days on market $159,000 Active 24 DOM
13. 2026-05-07
    listed $169,900 Active 575-char remark
14. 2015-03-27
    soldstatus $124,000
15. 2015-03-22
    price $124,000 255-char remark

    Show marketing remark (255 chars)

    Beautiful, spaceous home in West Mifflin. .nestled behind a yard of beautiful trees this home a combination of style and old world charm. .. you have to see this to believe it. Wonderful hardwood floors, amazing tiled front porch and a wonderful back yard

16. 2015-03-20
    soldstatus $124,000 255-char remark

    Show marketing remark (255 chars)

    Beautiful, spaceous home in West Mifflin. .nestled behind a yard of beautiful trees this home a combination of style and old world charm. .. you have to see this to believe it. Wonderful hardwood floors, amazing tiled front porch and a wonderful back yard

17. 2015-03-20
    price $144,900 255-char remark

    Show marketing remark (255 chars)

    Beautiful, spaceous home in West Mifflin. .nestled behind a yard of beautiful trees this home a combination of style and old world charm. .. you have to see this to believe it. Wonderful hardwood floors, amazing tiled front porch and a wonderful back yard

18. 2014-08-26
    listed $144,900 255-char remark

    Show marketing remark (255 chars)

    Beautiful, spaceous home in West Mifflin. .nestled behind a yard of beautiful trees this home a combination of style and old world charm. .. you have to see this to believe it. Wonderful hardwood floors, amazing tiled front porch and a wonderful back yard

19. 1976-04-05
    soldstatus $38,500

ⓘ 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: $3,956 · $330/mo
• Projected year-2 tax: $3,956 · $330/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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,219
• − Mortgage interest: −$8,346
• − Property taxes: −$3,956
• − Insurance: −$745
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,335
• Taxable loss: −$1,238
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,403/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: West Mifflin Area SD
• NCES district ID: 4225680
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,532
• Composite: 25.78/100
• National rank: #7371
• State rank: #443 of 539 in PA

Livability — West Mifflin

• Score: 73/100
• State rank: #539
• US rank: #5042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mifflin, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,816
• Metro: Pittsburgh, PA
• Population (ZIP): 18,816
• Household income: $72,485
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 334.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1% · South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -107.69%
• Current HPI: 246.2486
• 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

+287.0% since first listed

9 events — show timeline

• 2026-06-10 Price Changed $149,000 West Penn MLS
• 2026-05-20 Price Changed $159,000 West Penn MLS
• 2026-05-07 Listed $169,900 West Penn MLS
• 2015-03-27 Sold (Public Records) $124,000 Public Records
• 2015-03-22 Price Changed $124,000 West Penn MLS
• 2015-03-20 Sold (MLS) $124,000 West Penn MLS
• 2015-03-20 Price Changed $144,900 West Penn MLS
• 2014-08-26 Listed $144,900 West Penn MLS
• 1976-04-05 Sold (Public Records) $38,500 Public Records

Property tax history

+3.9%/yr

Latest (2026): $3,956 · +4.0% YoY. Source: county tax records.