144 Kings Rd · West Mifflin, PA 15122

$39,900

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 7 Days on market

Built 1890 0.64 ac lot ↓ 27% since listing

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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
• 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

This Impressive Home Sits in a Quiet Location with a Nice View of the River!! Features Spacious Living Areas and 4th Bedroom could also be a Den/Office. So Much Potential to Turn This House into a Very Charming Home!!!

Key facts

• 0.64 acre lot
• 2 parking spots
• Built 1890

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 2 stories; Frame construction
• Construction: Frame construction
• Exterior features: Resale condition; Lot approximately 0.64 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 33.9% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1890 — 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. 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?
4. 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?
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: 3.79% ✓
• Cap rate: 33.93%
• Cash-on-cash: 98.72%
• DSCR: 5.39
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $112,224
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Marie St	0.51mi	3/1.0	1,333 (-0%)	2mo	$85,000	$64	74
149 Saniel Dr	0.11mi	2/1.0 (-1)	1,440 (+8%)	10mo	$175,000	$122	68
305 Elizabeth Rd	0.59mi	3/1.5	1,300 (-3%)	16mo	$135,000	$104	53
317 N Monongahela Ave	0.45mi	2/1.0 (-1)	1,232 (-8%)	11mo	$89,900	$73	52
211 Erie Ave	0.68mi	3/1.0	1,334 (-0%)	20mo	$125,900	$94	51
301 Euclid Ave	0.75mi	3/1.0	1,408 (+5%)	8mo	$110,000	$78	49
302 Euclid Ave	0.74mi	3/1.5	1,368 (+2%)	13mo	$50,000	$37	49
7 Monongahela Ave	0.45mi	2/3.0 (-1)	1,259 (-6%)	19mo	$140,000	$111	40
311 Fairview Ave	0.54mi	4/2.0 (+1)	1,184 (-11%)	11mo	$100,000	$84	37
224 Monongahela Ave	0.61mi	3/1.5	1,146 (-14%)	23mo	$68,000	$59	27

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: 99.8%
• Equity multiple: 5.66×
• Total profit: $52,093
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 11.82×
• Total profit: $120,829
• Equity at exit: $3,450

Cash invested: $11,172 (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 15122

• Home prices YoY: -30.4%
• Active inventory: 58
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $919

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 34%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Harrison St Glassport, PA	4.0	1.0	1200	$1,500	$1.25	44d	1	0.51mi
6 4th St Dravosburg, PA	2.0	1.0	1250	$1,350	$1.08	23d	1	0.87mi
3800-3830 Lebanon Church Rd West Mifflin, PA	2.0	1.0	1100	$1,365	$1.24	23d	1	1.28mi
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,395	$1.08	23d	1	1.35mi

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $39,900 Active
3. 2013-12-24
   soldstatus $80,000
4. 2012-08-20
   price $20,000 219-char remark

   Show marketing remark (219 chars)

   This Impressive Home Sits in a Quiet Location with a Nice View of the River!! Features Spacious Living Areas and 4th Bedroom could also be a Den/Office. So Much Potential to Turn This House into a Very Charming Home!!!

5. 2012-08-20
   soldstatus $20,500 219-char remark

   Show marketing remark (219 chars)

   This Impressive Home Sits in a Quiet Location with a Nice View of the River!! Features Spacious Living Areas and 4th Bedroom could also be a Den/Office. So Much Potential to Turn This House into a Very Charming Home!!!

6. 2012-04-18
   listed $20,500 219-char remark

   Show marketing remark (219 chars)

   This Impressive Home Sits in a Quiet Location with a Nice View of the River!! Features Spacious Living Areas and 4th Bedroom could also be a Den/Office. So Much Potential to Turn This House into a Very Charming Home!!!

7. 2006-06-21
   soldstatus $58,194
8. 2006-06-06
   soldstatus $58,194 155-char remark

   Show marketing remark (155 chars)

   '05 ROOF, UPDATED WINDOWS, LARGE ROOMS, HIGH CEILINGS, NICE PRIVATE YARD, FRONT PORCH more photo click here http://www. visualtour.com/shownp. asp?T=515206

9. 2006-02-02
   listed $54,900 155-char remark

   Show marketing remark (155 chars)

   '05 ROOF, UPDATED WINDOWS, LARGE ROOMS, HIGH CEILINGS, NICE PRIVATE YARD, FRONT PORCH more photo click here http://www. visualtour.com/shownp. asp?T=515206

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,149
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$1,161
• Taxable income: $11,051
• Est. tax owed @ 24.0%: −$2,652
• After-tax cash flow: $8,377/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

-27.3% since first listed

9 events — show timeline

• 2026-04-30 Pending — West Penn MLS
• 2026-04-23 Listed $39,900 West Penn MLS
• 2013-12-24 Sold (Public Records) $80,000 Public Records
• 2012-08-20 Price Changed $20,000 West Penn MLS
• 2012-08-20 Sold (MLS) $20,500 West Penn MLS
• 2012-04-18 Listed $20,500 West Penn MLS
• 2006-06-21 Sold (Public Records) $58,194 Public Records
• 2006-06-06 Sold (MLS) $58,194 West Penn MLS
• 2006-02-02 Listed $54,900 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $2,325 · +3.9% YoY. Source: county tax records.