514 Hiland Ave · Coraopolis, PA 15108

$58,900

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 194 Days on market

Built 1920 4,922 sqft lot $53/sqft · 65% 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
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a quiet, established neighborhood, this classic two-story home is brimming with potential and authentic character. Boasting three spacious bedrooms and two full bathrooms, this gem offers the perfect canvas for your vision. Step inside to discover beautiful original woodwork that whisper stories of a bygone era. The efficient galley kitchen awaits your modern touch while keeping its vintage soul intact. The dramatic, steep entrance stairs not only make a striking first impression but double as your daily cardio—no gym membership required! Yes, this home is calling for a little TLC, but that’s exactly what makes it special. With the right love and updates, this diamond in the rough will shine brighter than ever. Perfect for investors, handy homeowners, or anyone who appreciates homes with soul and great bones. Priced to sell and ready for its next chapter—will you be the one to bring this beauty back to life? Don’t miss out. Schedule your showing today!

Key facts

• Galley kitchen
• Original woodwork
• 4,922 sq ft lot

Tags

• ORIGINAL WOODWORK
• GALLEY KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 4.6% in Coraopolis — 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 80/100 on livability (#193 in PA, #1,621 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities B+.
• Cornell SD (suburban): math 16% / reading 39% proficiency, ranked #461 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cornell El Sch (math 17% / reading 42%, grade F, #1,125 of 1,518 statewide, top 75%, 281 students, 100% FRL); Cornell Hs (math 12% / reading 32%, grade F, #384 of 437 statewide, top 88%, 241 students, 86% FRL) — zoned schools average 93% FRL vs 66% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 178 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 17% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $407 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $11k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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. 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.
7. 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.
8. 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: 17.66%
• Cash-on-cash: 40.58%
• DSCR: 2.81
• GRM: 3.4

CMA / ARV

• ARV (median comp): $167,228
• List price: $58,900
• Delta: -64.78%
• 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
496 7th Ave	0.10mi	3/2.0	1,120 (0%)	1mo	$220,000	$196	93
516 West End Ave	0.17mi	3/1.0	1,100 (-2%)	1mo	$145,000	$132	87
500 Hiland Ave	0.04mi	3/2.0	1,020 (-9%)	6mo	$250,000	$245	76
711 Hiland Ave	0.19mi	2/2.0 (-1)	1,176 (+5%)	2mo	$140,000	$119	74
1034 Woodlawn Dr	0.32mi	3/1.0	1,092 (-2%)	12mo	$175,000	$160	69
730 Hiland Ave	0.23mi	2/1.0 (-1)	1,202 (+7%)	3mo	$77,000	$64	67
531 W End Ave	0.19mi	3/1.0	1,208 (+8%)	11mo	$146,250	$121	67
719 7th Ave	0.23mi	3/2.5	1,191 (+6%)	9mo	$225,000	$189	67
818 Jeanne Ave	0.57mi	3/1.5	1,104 (-1%)	14mo	$195,000	$177	59
924 1st	0.68mi	2/1.0 (-1)	1,120 (0%)	4mo	$135,000	$121	58
730 5th Ave	0.31mi	3/1.0	1,240 (+11%)	16mo	$130,000	$105	52
216 Duffy Dr	0.70mi	2/2.0 (-1)	1,050 (-6%)	8mo	$172,500	$164	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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 2.68×
• Total profit: $27,746
• Equity at exit: $8,782

10-year hold

• IRR: 45.8%
• Equity multiple: 5.69×
• Total profit: $77,310
• Equity at exit: $5,093

Cash invested: $16,492 (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 15108

• Rents YoY: 4.1%
• Active inventory: 178
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$309
• Tax from tax record: −$239 /mo · $2,871/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $558

Break-even live

Break-even rent $725

Max offer price $58,900

Occupancy floor 56%

Sensitivity live

Price	-10% $764	-5% $744	+0% $558	+5% $541	+10% $524
Rent	-10% $445	-5% $501	+0% $558	+5% $614	+10% $671
Rate	-1.0pp $587	-0.5pp $573	base $558	+0.5pp $542	+1.0pp $527

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Mount Vernon Ave Coraopolis, PA	2.0	1.0	864	$1,100	$1.27	25d	1	0.12mi
423-425 Mount Vernon Ave Coraopolis, PA	2.0	1.5	864	$1,150	$1.33	16d	1	0.13mi
906 Kable Way Coraopolis, PA	2.0	1.5	1064	$1,500	$1.41	14d	1	0.46mi
927 Vance Ave Unit A Coraopolis, PA	2.0	1.0	950	$1,600	$1.68	25d	1	0.52mi
360 Hemlock Dr Coraopolis, PA	3.0	1.0	1050	$1,250	$1.19	9d	1	0.64mi
1110 5th Ave Coraopolis, PA	2.0	1.0	1000	$1,300	$1.30	18d	1	0.74mi
826 Ohio River Blvd Unit D01 Sewickley, PA	2.0	1.0	720	$1,070	$1.49	45d	1	0.93mi
900 Kris Dr Moon Twp, PA	2.0	1.0	850	$1,350	$1.59	45d	1	1.04mi
840 Thorn St #43 Sewickley, PA	2.0	1.0	837	$1,400	$1.67	4d	1	1.05mi
1704 State Ave Coraopolis, PA	3.0	2.0	1456	$1,500	$1.03	9d	1	1.31mi
327 Chestnut St Sewickley, PA	3.0	1.0	1100	$2,750	$2.50	3d	1	1.33mi
1886 Anderson Ave Coraopolis, PA	3.0	1.0	1014	$1,750	$1.73	3d	1	1.35mi
1865 Montour St Coraopolis, PA	3.0	1.5	1360	$1,499	$1.10	25d	1	1.41mi
1865 Montour St Coraopolis, PA	3.0	1.5	1360	$1,499	$1.10	45d	1	1.41mi

Listing history 26 events

1. 2026-06-21
   days on market $58,900 Active 194 DOM
2. 2026-06-18
   days on market $58,900 Active 191 DOM
3. 2026-06-17
   days on market $58,900 Active 190 DOM
4. 2026-06-16
   days on market $58,900 Active 189 DOM
5. 2026-06-15
   days on market $58,900 Active 188 DOM
6. 2026-06-13
   days on market $58,900 Active 186 DOM
7. 2026-06-09
   days on market $58,900 Active 182 DOM
8. 2026-06-08
   days on market $58,900 Active 181 DOM
9. 2026-06-07
   days on market $58,900 Active 180 DOM
10. 2026-06-03
    days on market $58,900 Active 176 DOM
11. 2026-06-02
    days on market $58,900 Active 175 DOM
12. 2026-06-01
    days on market $58,900 Active 174 DOM
13. 2026-05-31
    days on market $58,900 Active 173 DOM
14. 2026-04-15
    price $62,000 1002-char remark

    Show marketing remark (1002 chars)

    Nestled in a quiet, established neighborhood, this classic two-story home is brimming with potential and authentic character. Boasting three spacious bedrooms and two full bathrooms, this gem offers the perfect canvas for your vision. Step inside to discover beautiful original woodwork that whisper stories of a bygone era. The efficient galley kitchen awaits your modern touch while keeping its vintage soul intact. The dramatic, steep entrance stairs not only make a striking first impression but double as your daily cardio—no gym membership required! Yes, this home is calling for a little TLC, but that’s exactly what makes it special. With the right love and updates, this diamond in the rough will shine brighter than ever. Perfect for investors, handy homeowners, or anyone who appreciates homes with soul and great bones. Priced to sell and ready for its next chapter—will you be the one to bring this beauty back to life? Don’t miss out. Schedule your showing today!

15. 2026-02-05
    price $66,900 1002-char remark

    Show marketing remark (1002 chars)

    Nestled in a quiet, established neighborhood, this classic two-story home is brimming with potential and authentic character. Boasting three spacious bedrooms and two full bathrooms, this gem offers the perfect canvas for your vision. Step inside to discover beautiful original woodwork that whisper stories of a bygone era. The efficient galley kitchen awaits your modern touch while keeping its vintage soul intact. The dramatic, steep entrance stairs not only make a striking first impression but double as your daily cardio—no gym membership required! Yes, this home is calling for a little TLC, but that’s exactly what makes it special. With the right love and updates, this diamond in the rough will shine brighter than ever. Perfect for investors, handy homeowners, or anyone who appreciates homes with soul and great bones. Priced to sell and ready for its next chapter—will you be the one to bring this beauty back to life? Don’t miss out. Schedule your showing today!

16. 2025-12-08
    listed $70,350 Active 1002-char remark

    Show marketing remark (1002 chars)

    Nestled in a quiet, established neighborhood, this classic two-story home is brimming with potential and authentic character. Boasting three spacious bedrooms and two full bathrooms, this gem offers the perfect canvas for your vision. Step inside to discover beautiful original woodwork that whisper stories of a bygone era. The efficient galley kitchen awaits your modern touch while keeping its vintage soul intact. The dramatic, steep entrance stairs not only make a striking first impression but double as your daily cardio—no gym membership required! Yes, this home is calling for a little TLC, but that’s exactly what makes it special. With the right love and updates, this diamond in the rough will shine brighter than ever. Perfect for investors, handy homeowners, or anyone who appreciates homes with soul and great bones. Priced to sell and ready for its next chapter—will you be the one to bring this beauty back to life? Don’t miss out. Schedule your showing today!

17. 2018-02-02
    historical Withdrawn 470-char remark

    Show marketing remark (470 chars)

    STAIRS! Maintain your active lifestyle, while saving money with this charismatic home. Just minutes from the Montour Trail! Enjoy the seclusion of this hillside home, while still being close to all of the wonderful things Pittsburgh has to offer. Original hardwood floors, wood trim, and french doors are the charm at the heart of this home's interior. A full basement, spacious front porch, fenced in front yard, and backyard patio add to this home's incredible value!

18. 2017-07-18
    price $69,900 470-char remark

    Show marketing remark (470 chars)

    STAIRS! Maintain your active lifestyle, while saving money with this charismatic home. Just minutes from the Montour Trail! Enjoy the seclusion of this hillside home, while still being close to all of the wonderful things Pittsburgh has to offer. Original hardwood floors, wood trim, and french doors are the charm at the heart of this home's interior. A full basement, spacious front porch, fenced in front yard, and backyard patio add to this home's incredible value!

19. 2017-06-05
    listed $74,900 Active 470-char remark

    Show marketing remark (470 chars)

    STAIRS! Maintain your active lifestyle, while saving money with this charismatic home. Just minutes from the Montour Trail! Enjoy the seclusion of this hillside home, while still being close to all of the wonderful things Pittsburgh has to offer. Original hardwood floors, wood trim, and french doors are the charm at the heart of this home's interior. A full basement, spacious front porch, fenced in front yard, and backyard patio add to this home's incredible value!

20. 2013-08-02
    soldstatus $62,900
21. 2013-07-31
    soldstatus $62,900
22. 2013-07-31
    price $69,000
23. 2013-06-11
    listed $62,900
24. 2003-08-25
    soldstatus $58,900
25. 2003-08-25
    soldstatus $58,900
26. 2003-02-07
    listed $58,900

ⓘ 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: $2,871 · $239/mo
• Projected year-2 tax: $2,871 · $239/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,171
• − Mortgage interest: −$3,299
• − Property taxes: −$2,871
• − Insurance: −$294
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$1,713
• Taxable income: $6,245
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $5,194/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: Cornell SD
• NCES district ID: 4206810
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $36,558
• Composite: 22.75/100
• National rank: #8032
• State rank: #461 of 539 in PA

Livability — Coraopolis

• Score: 80/100
• State rank: #193
• US rank: #1621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coraopolis, PA
• County: Allegheny County · 1,022,028 people
• City population: 42,799
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

+5.3% since first listed

13 events — show timeline

• 2026-04-15 Price Changed $62,000 West Penn MLS
• 2026-02-05 Price Changed $66,900 West Penn MLS
• 2025-12-08 Listed $70,350 West Penn MLS
• 2018-02-02 Delisted — West Penn MLS
• 2017-07-18 Price Changed $69,900 West Penn MLS
• 2017-06-05 Listed $74,900 West Penn MLS
• 2013-08-02 Sold (Public Records) $62,900 Public Records
• 2013-07-31 Price Changed $69,000 West Penn MLS
• 2013-07-31 Sold (MLS) $62,900 West Penn MLS
• 2013-06-11 Listed $62,900 West Penn MLS
• 2003-08-25 Sold (Public Records) $58,900 Public Records
• 2003-08-25 Sold (MLS) $58,900 West Penn MLS
• 2003-02-07 Listed $58,900 West Penn MLS

Property tax history

+3.5%/yr

Latest (2026): $2,871 · +2.8% YoY. Source: county tax records.