809 Frank St · West Mifflin, PA 15122

$125,000

2 bd · 1.5 ba · 1,576 sqft · SingleFamily public records · 3 Days on market

Built 1915 7,880 sqft lot $79/sqft · 34% below area Est $188k · 34% 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 +22.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +7.3/10.0
• 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

Welcome to 809 Frank Street! Located on a no outlet, this 2 bedroom 1.5 bath home is truly move in condition. The property has been freshly painted from top to bottom along with new carpeting and flooring throughout. This unique home has a level entry integral garage that walks in to the main level along with a first floor powder room and first floor laundry! The kitchen is equipped with all appliances included along with the washer and dryer. The mechanics are also updated with a new roof, furnace with central air, hot water tank, breaker box and newer windows. On the second floor, the master bedroom has a vaulted ceiling, fresh paint and carpet throughout and the second floor bath is spacious and updated. This is a really cool and unique house with many hard to find features. This quiet location is convenient to Downtown Pittsburgh, Waterfront Shopping, West Mifflin Shopping Districts and more. This home is in turn key condition: just move in and enjoy!

Key facts

• First-floor bedroom
• New furnace
• Attached garage

Tags

• FIRST-FLOOR BEDROOM
• FIRST-FLOOR LAUNDRY
• ATTACHED GARAGE
• NEW FURNACE
• ROOF LESS THAN 10 YEARS OLD
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Asphalt roof
• Construction: Built with vinyl siding
• Exterior features: Lot approximately 0.18 acres; Resale condition

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Some gas appliances
• Bedrooms: Two upper-level bedrooms; One main-level bedroom (if present listing showed a bedroom on main)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Unfinished basement with interior entry; 6 total rooms
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 8.4% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 3.0% of price; flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.26% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 6.6

CMA / ARV

• ARV (median comp): $188,052
• List price: $125,000
• Delta: -33.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Frank St	0.00mi	3/1.5 (+1)	1,576 (0%)	1mo	$133,000	$84	94
821 Corbin St	0.35mi	2/2.0	1,587 (+1%)	3mo	$192,500	$121	78
709-711 Kenny St	0.46mi	2/3.0	1,568 (-0%)	10mo	$275,000	$175	63
3805 Vistaview St	0.16mi	3/1.5 (+1)	1,370 (-13%)	6mo	$185,000	$135	61
4624 Greensprings Ave	0.53mi	3/2.0 (+1)	1,668 (+6%)	2mo	$235,000	$141	57
703 Laura St	0.31mi	3/1.0 (+1)	1,376 (-13%)	1mo	$115,000	$84	57
725 Eastman St	0.56mi	3/3.0 (+1)	1,549 (-2%)	5mo	$253,500	$164	56
4619 Greensprings Ave	0.51mi	3/1.0 (+1)	1,450 (-8%)	0mo	$185,000	$128	56
3418 Duquesne Ave	0.58mi	3/1.5 (+1)	1,688 (+7%)	1mo	$219,900	$130	56
403 Oak St	0.52mi	3/2.0 (+1)	1,450 (-8%)	1mo	$250,000	$172	55
4410 Glencairn St	0.42mi	3/2.0 (+1)	1,429 (-9%)	10mo	$142,000	$99	50
105 W 1st Ave	0.50mi	3/2.0 (+1)	1,360 (-14%)	5mo	$79,000	$58	43

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-9,754
• Equity at exit: $18,638

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $5,464
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$656
• Tax from tax record: −$317 /mo · $3,804/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $162

Break-even live

Break-even rent $1,367

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Commonwealth Ave West Mifflin, PA	2.0	2.0	1536	$2,500	$1.63	43d	1	0.78mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	43d	1	1.04mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	1.08mi
800 Richford St Duquesne, PA	3.0	1.0	1300	$1,600	$1.23	23d	1	1.20mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	43d	1	1.27mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	1.35mi
715 Grant Avenue Ext West Mifflin, PA	3.0	2.0	1400	$1,450	$1.04	7d	1	1.40mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	43d	1	1.47mi

Listing history 9 events

1. 2026-05-17
   status Pending 552-char remark
2. 2026-05-12
   listed $125,000 Active 552-char remark
3. 2021-07-26
   soldstatus $132,500
4. 2021-07-12
   soldstatus $132,500 Closed 972-char remark

   Show marketing remark (972 chars)

   Welcome to 809 Frank Street! Located on a no outlet, this 2 bedroom 1.5 bath home is truly move in condition. The property has been freshly painted from top to bottom along with new carpeting and flooring throughout. This unique home has a level entry integral garage that walks in to the main level along with a first floor powder room and first floor laundry! The kitchen is equipped with all appliances included along with the washer and dryer. The mechanics are also updated with a new roof, furnace with central air, hot water tank, breaker box and newer windows. On the second floor, the master bedroom has a vaulted ceiling, fresh paint and carpet throughout and the second floor bath is spacious and updated. This is a really cool and unique house with many hard to find features. This quiet location is convenient to Downtown Pittsburgh, Waterfront Shopping, West Mifflin Shopping Districts and more. This home is in turn key condition: just move in and enjoy!

5. 2021-05-31
   historical Contingent 972-char remark

   Show marketing remark (972 chars)

   Welcome to 809 Frank Street! Located on a no outlet, this 2 bedroom 1.5 bath home is truly move in condition. The property has been freshly painted from top to bottom along with new carpeting and flooring throughout. This unique home has a level entry integral garage that walks in to the main level along with a first floor powder room and first floor laundry! The kitchen is equipped with all appliances included along with the washer and dryer. The mechanics are also updated with a new roof, furnace with central air, hot water tank, breaker box and newer windows. On the second floor, the master bedroom has a vaulted ceiling, fresh paint and carpet throughout and the second floor bath is spacious and updated. This is a really cool and unique house with many hard to find features. This quiet location is convenient to Downtown Pittsburgh, Waterfront Shopping, West Mifflin Shopping Districts and more. This home is in turn key condition: just move in and enjoy!

6. 2021-05-20
   status Active 972-char remark

   Show marketing remark (972 chars)

   Welcome to 809 Frank Street! Located on a no outlet, this 2 bedroom 1.5 bath home is truly move in condition. The property has been freshly painted from top to bottom along with new carpeting and flooring throughout. This unique home has a level entry integral garage that walks in to the main level along with a first floor powder room and first floor laundry! The kitchen is equipped with all appliances included along with the washer and dryer. The mechanics are also updated with a new roof, furnace with central air, hot water tank, breaker box and newer windows. On the second floor, the master bedroom has a vaulted ceiling, fresh paint and carpet throughout and the second floor bath is spacious and updated. This is a really cool and unique house with many hard to find features. This quiet location is convenient to Downtown Pittsburgh, Waterfront Shopping, West Mifflin Shopping Districts and more. This home is in turn key condition: just move in and enjoy!

7. 2021-04-28
   historical Contingent 972-char remark

   Show marketing remark (972 chars)

   Welcome to 809 Frank Street! Located on a no outlet, this 2 bedroom 1.5 bath home is truly move in condition. The property has been freshly painted from top to bottom along with new carpeting and flooring throughout. This unique home has a level entry integral garage that walks in to the main level along with a first floor powder room and first floor laundry! The kitchen is equipped with all appliances included along with the washer and dryer. The mechanics are also updated with a new roof, furnace with central air, hot water tank, breaker box and newer windows. On the second floor, the master bedroom has a vaulted ceiling, fresh paint and carpet throughout and the second floor bath is spacious and updated. This is a really cool and unique house with many hard to find features. This quiet location is convenient to Downtown Pittsburgh, Waterfront Shopping, West Mifflin Shopping Districts and more. This home is in turn key condition: just move in and enjoy!

8. 2021-04-20
   listed $139,900 Active 972-char remark

   Show marketing remark (972 chars)

   Welcome to 809 Frank Street! Located on a no outlet, this 2 bedroom 1.5 bath home is truly move in condition. The property has been freshly painted from top to bottom along with new carpeting and flooring throughout. This unique home has a level entry integral garage that walks in to the main level along with a first floor powder room and first floor laundry! The kitchen is equipped with all appliances included along with the washer and dryer. The mechanics are also updated with a new roof, furnace with central air, hot water tank, breaker box and newer windows. On the second floor, the master bedroom has a vaulted ceiling, fresh paint and carpet throughout and the second floor bath is spacious and updated. This is a really cool and unique house with many hard to find features. This quiet location is convenient to Downtown Pittsburgh, Waterfront Shopping, West Mifflin Shopping Districts and more. This home is in turn key condition: just move in and enjoy!

9. 1992-03-24
   soldstatus $17,000

ⓘ 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: $3,804 · $317/mo
• Projected year-2 tax: $3,804 · $317/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $18,875
• − Mortgage interest: −$7,002
• − Property taxes: −$3,804
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$3,636
• Taxable income: $121
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,920/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

+682.4% since first listed

10 events — show timeline

• 2026-06-03 Sold (MLS) $133,000 West Penn MLS
• 2026-05-17 Pending — West Penn MLS
• 2026-05-12 Listed $125,000 West Penn MLS
• 2021-07-26 Sold (Public Records) $132,500 Public Records
• 2021-07-12 Sold (MLS) $132,500 West Penn MLS
• 2021-05-31 Contingent — West Penn MLS
• 2021-05-20 Relisted — West Penn MLS
• 2021-04-28 Contingent — West Penn MLS
• 2021-04-20 Listed $139,900 West Penn MLS
• 1992-03-24 Sold (Public Records) $17,000 Public Records

Property tax history

+4.4%/yr

Latest (2026): $3,804 · +7.3% YoY. Source: county tax records.