333 W 8th Ave · Tarentum, PA 15084

$42,500

2 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 81 Days on market

Built 1900 2,491 sqft lot $38/sqft · 55% below 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 +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

Listing remarks MLS

Great opportunity in Tarentum! Large covered front porch! Spacious kitchen with plenty of wooden cabinetry! Two generous sized bedrooms with large closets! Unfinished basement for additional storage! Centrally located! Close to shopping and transportation! Amazing investment potential!

Key facts

• 2,491 sq ft lot
• Built 1900
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 8.7% in Tarentum — 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 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: 41 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $487 of equity ($294 loan paydown + $193 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y ago; this cycle's ask has dropped $7k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.43% ✓
• Cap rate: 21.03%
• Cash-on-cash: 52.62%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $93,797
• List price: $42,500
• Delta: -54.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 W 8th Ave	0.04mi	2/1.0	1,216 (+9%)	11mo	$25,000	$21	74
112 W 13th Ave	0.35mi	3/2.0 (+1)	1,080 (-3%)	3mo	$47,500	$44	67
328 W 10th Ave	0.13mi	2/1.0	1,260 (+13%)	16mo	$45,000	$36	58
107 E 1st Ave	0.45mi	3/1.0 (+1)	1,040 (-7%)	8mo	$36,166	$35	57
333 1/2 W 11th Ave	0.17mi	3/1.0 (+1)	1,008 (-10%)	23mo	$98,000	$97	52
413 Days Run Rd	0.75mi	2/1.0	1,210 (+9%)	12mo	$149,000	$123	41
329 E 1st Ave	0.69mi	2/1.5	1,048 (-6%)	23mo	$190,000	$181	37

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: 54.7%
• Equity multiple: 3.77×
• Total profit: $32,923
• Equity at exit: $13,314

10-year hold

• IRR: 56.7%
• Equity multiple: 7.57×
• Total profit: $78,158
• Equity at exit: $16,802

Cash invested: $11,900 (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: 41
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $522

Break-even live

Break-even rent $371

Max offer price $42,500

Occupancy floor 44%

Sensitivity live

Price	-10% $546	-5% $534	+0% $522	+5% $510	+10% $498
Rent	-10% $440	-5% $481	+0% $522	+5% $563	+10% $603
Rate	-1.0pp $543	-0.5pp $533	base $522	+0.5pp $511	+1.0pp $500

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.86mi
728 9th Ave Brackenridge, PA	1.0	1.0	1050	$900	$0.86	22d	1	1.02mi
875 1st Ave Brackenridge, PA	3.0	2.0	1440	$1,399	$0.97	15d	1	1.25mi
300 Craigdell Rd New Kensington, PA	3.0	2.0	1300	$1,130	$0.87	2d	1	1.28mi

Listing history 21 events

1. 2026-06-21
   days on market $42,500 Active 81 DOM
2. 2026-06-18
   days on market $42,500 Active 78 DOM
3. 2026-06-17
   days on market $42,500 Active 77 DOM
4. 2026-06-16
   days on market $42,500 Active 76 DOM
5. 2026-06-15
   days on market $42,500 Active 75 DOM
6. 2026-06-13
   days on market $42,500 Active 73 DOM
7. 2026-06-13
   days on market $42,500 Active 72 DOM
8. 2026-06-09
   days on market $42,500 Active 69 DOM
9. 2026-06-08
   days on market $42,500 Active 68 DOM
10. 2026-06-07
    days on market $42,500 Active 67 DOM
11. 2026-06-05
    days on market $42,500 Active 64 DOM
12. 2026-06-03
    days on market $42,500 Active 63 DOM
13. 2026-06-02
    days on market $42,500 Active 62 DOM
14. 2026-06-01
    days on market $42,500 Active 61 DOM
15. 2026-05-31
    days on market $42,500 Active 60 DOM
16. 2026-04-29
    price $42,500 286-char remark

    Show marketing remark (286 chars)

    Great opportunity in Tarentum! Large covered front porch! Spacious kitchen with plenty of wooden cabinetry! Two generous sized bedrooms with large closets! Unfinished basement for additional storage! Centrally located! Close to shopping and transportation! Amazing investment potential!

17. 2026-03-31
    listed $49,900 Active 286-char remark

    Show marketing remark (286 chars)

    Great opportunity in Tarentum! Large covered front porch! Spacious kitchen with plenty of wooden cabinetry! Two generous sized bedrooms with large closets! Unfinished basement for additional storage! Centrally located! Close to shopping and transportation! Amazing investment potential!

18. 1996-03-01
    soldstatus $33,500
19. 1996-02-29
    soldstatus $33,500 67-char remark

    Show marketing remark (67 chars)

    SELLERS BUYING ANOTHER HOME, CUTE & COZY, SPOTLES, A MUST SEE

20. 1996-01-28
    listed $33,500 67-char remark

    Show marketing remark (67 chars)

    SELLERS BUYING ANOTHER HOME, CUTE & COZY, SPOTLES, A MUST SEE

21. 1992-04-03
    soldstatus $35,000

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$19/yr (+$2/mo · 3.0%)

ⓘ 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 5/10 Major 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,383
• − Mortgage interest: −$2,381
• − Property taxes: −$633
• − Insurance: −$212
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,236
• Taxable income: $5,939
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $4,837/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

+21.4% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $42,500 West Penn MLS
• 2026-03-31 Listed $49,900 West Penn MLS
• 1996-03-01 Sold (Public Records) $33,500 Public Records
• 1996-02-29 Sold (MLS) $33,500 West Penn MLS
• 1996-01-28 Listed $33,500 West Penn MLS
• 1992-04-03 Sold (Public Records) $35,000 Public Records

Property tax history

-0.6%/yr

Latest (2026): $633 · -1.3% YoY. Source: county tax records.