9155 Maple St · Plum, PA 15239

$144,900

4 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 55 Days on market

Built 1915 9,365 sqft lot $80/sqft · 42% below area Est $250k · 42% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, renovators, and buyers with a vision! This spacious 4-bedroom, 2-story home in the highly sought-after Plum Borough School District is full of potential and ready for its next chapter. Featuring a cozy living room, den, dining room, and a large kitchen with newer stainless-steel appliances, this home offers a fantastic layout and great bones throughout. All four generously sized bedrooms are located on the upper level. Enjoy relaxing on the welcoming front porch or unwind on the cozy back porch overlooking the large fenced-in backyard and detached 2-car garage. With a little TLC and creativity, this property could truly shine and become the perfect place to call home

Key facts

• Large living room
• Cozy back porch
• 9,365 sq ft lot

Tags

• LARGE LIVING ROOM
• COZY BACK PORCH
• LARGE FENCED IN BACKYARD
• 2 CAR DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: 2-story frame house; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Walk-up basement access; Lot approximately 0.215 acres

Interior

• Kitchen: Stove; Refrigerator; Dishwasher; Some gas appliances
• Bedrooms: Upper-level bedrooms (four total): 14x13, 12x13, 13x12, 13x14
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Multi-pane windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.0% in Plum — 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 71/100 on livability (#730 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Plum Borough SD (suburban): math 48% / reading 63% proficiency, ranked #91 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 84 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.24% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $249,518
• List price: $144,900
• Delta: -41.93%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 & 1930 Renton Rd	0.36mi	4/2.0	1,547 (-15%)	6mo	$340,000	$220	53
2063 Renton Rd	0.65mi	3/2.0 (-1)	1,904 (+5%)	15mo	$280,000	$147	44

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $3,841
• Equity at exit: $21,605

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $38,581
• Equity at exit: $12,528

Cash invested: $40,572 (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 15239

• Active inventory: 84
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $429

Break-even live

Break-even rent $1,253

Max offer price $144,900

Occupancy floor 71%

Sensitivity live

Price	-10% $511	-5% $470	+0% $429	+5% $388	+10% $347
Rent	-10% $287	-5% $358	+0% $429	+5% $500	+10% $570
Rate	-1.0pp $502	-0.5pp $466	base $429	+0.5pp $391	+1.0pp $353

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $144,900 Active 55 DOM
2. 2026-06-18
   days on market $144,900 Active 52 DOM
3. 2026-06-17
   days on market $144,900 Active 51 DOM
4. 2026-06-16
   days on market $144,900 Active 50 DOM
5. 2026-06-15
   days on market $144,900 Active 49 DOM
6. 2026-06-13
   days on market $144,900 Active 47 DOM
7. 2026-06-13
   days on market $144,900 Active 46 DOM
8. 2026-06-09
   days on market $144,900 Active 43 DOM
9. 2026-06-08
   days on market $144,900 Active 42 DOM
10. 2026-06-07
    days on market $144,900 Active 41 DOM
11. 2026-06-05
    days on market $144,900 Active 38 DOM
12. 2026-06-03
    days on market $144,900 Active 37 DOM
13. 2026-06-02
    days on market $144,900 Active 36 DOM
14. 2026-06-01
    days on market $144,900 Active 35 DOM
15. 2026-05-31
    days on market $144,900 Active 34 DOM
16. 2026-04-27
    listed $144,900 Active 739-char remark

ⓘ 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: $2,034 · $169/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$128/yr (+$11/mo · 6.3%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,545
• − Mortgage interest: −$8,117
• − Property taxes: −$2,034
• − Insurance: −$724
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,215
• Taxable income: $3,008
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $4,422/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: Plum Borough SD
• NCES district ID: 4219350
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 63% ▼ -16.00%
• Median HH income: $67,665
• Composite: 48.98/100
• National rank: #2073
• State rank: #91 of 539 in PA

Livability — Plum

• Score: 71/100
• State rank: #730
• US rank: #7292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plum, PA
• City population: 21,414
• Population (ZIP): 21,414

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 (91%)
• Race & ethnicity: White 91% Black 3% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▼ -182.05%
• Current HPI: 236.4886
• 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

1 event — show timeline

• 2026-04-27 Listed $144,900 West Penn MLS

Property tax history

+2.4%/yr

Latest (2026): $2,034 · +1.4% YoY. Source: county tax records.