Priced to move–this property isn’t a rehab, yet I priced it below the lowest comp ($200k), which was a rehab (full-blown!); 2nd-lowest comp is $233k. Let’s go 💪!!
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Needs a general rental-refresher (carpet/paint; power-washing, soffit/fascia – roof’s good) & updated a bit — photos represent it well. Can opt to update to the max, but historically it’s rented fine at rental-grade.
Rental range $2100→$2600/month (15241 ZIP’s FMR is $2350).
Comps @ARV avg. $300-310k.
Property is functional overall; maybe $25k to refresh back to rent-readiness, 40-45k or so for mid-grade, and so on.
USC School District — ranks #2 in Greater Pgh. region, #9 in the entire state of PA (& #426 in the nation!)
- cul-de-sac SFR
- integral garage
- roof <10 years-old
- brand new windows!!
- under 1/2-mile walk to South Hills Village
- neighbors Mount Lebanon (AKA Mt. Lebo .. contender for #2 school district slot)
- 4 BRs, 1 or 2* BAs (was a 2nd full bath in bsmt, plumbing remains to reinstall; see photo toward end of reel)
Buy/Hold: cap should hover around 10-10.75% after refreshing the property.
Update/Sell: near 6 figures poss. for those seasoned in running lean reno; otherwise, realistically **anyone** –investor or not– could do a quick clean-up & make at least $50k.
- ex. sale: 305k 4BR ~ identically sized int. & lot
- ex. ~decent rental comp (-1 BR, +1 BA, +20-min. walk to all the good stuff): $2425 | 15241
Can’t really lose with this one!
| address | price | condition | BR/BA# | sq. ft. |
| 95 Adams Dr. (this prop.) | $182,700 | rental-grade, needs work | 4/1.5 | 1,292 |
| 430 Fort Couch Rd. | $200,000 | rehab | 3/1.5 | 1,847 |
| 499 Locust Ln. | $362,000 | updated | 3/3 | 1,778 |
| 330 Long Dr. | $265,000 | outdated | 3/1 | 1,659 |
| 316 Howard Dr. | $305,000 | rental/mid-grade | 4/2 | 1,288 |
| rental range per mo. | $2k-2.6k | rental | 3-4 BRs | comp. |
Add’l USC School District Info
–Upper Saint Clair (“USC”) has also always been within the top 5 in our 7-county region (Allegheny, Armstrong, Beaver, Butler, Fayette, Washington, Westmoreland), and ranked #1 from 2019→2023 (sans 2020, they didn’t test that year).
–The only other school in the region to rank in PA’s Top 10 is CAPA (6-12).
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- Taxes: $3,449
- Electric: Partially updated
- Plumbing: Updated
- Kitchen: Needs updating
- Bath: Needs updating
- Roof: <10 yrs old
- Furnace: Boiler; 20+ yrs old
- Hot Water Tank: 4-5 yrs old
- Windows: Double-paned; brand new
- Floors: 1.5
- Parking: 1-car int. garage
- Rental Potential: $2,100+/mo.