133 Glenmore Ave · West View, PA 15229

$280,000

3 bd · 3.0 ba · 1,668 sqft · MultiFamily public records · 121 Days on market

Built 1930 3,449 sqft lot Est $379k · 26% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +5.2/10.0
• Livability +4.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Fully occupied, cash-flowing triplex located in the desirable West View neighborhood. This turnkey property is a great opportunity for a first-time investor or a strong addition to an established portfolio. The building is well maintained, easy to rent, and offers immediate income with long-term equity potential. The two-story property features a one-bedroom, one-bath unit on the main floor with brand new copy. A two-bedroom, one-bath unit on the upper level with a tile shower and new kitchen flooring. A one-bedroom, one-bath lower unit that has been recently updated with a brand-new kitchen, bathroom, flooring, lighting, and fresh paint. The lower unit tenant also utilizes a dedicated off-street parking space located at the rear of the property. Additional highlights include newer exterior siding and a location convenient to public transportation, restaurants, a laundromat, and quick highway access. This is a tremendous opportunity to secure a performing asset in a high-demand rental area with immediate cash flow from day one.

Key facts

• Turnkey property
• Well maintained
• Immediate income

Tags

• CASH-FLOWING TRIPLEX
• TURNKEY PROPERTY
• WELL MAINTAINED
• IMMEDIATE INCOME
• LONG-TERM EQUITY POTENTIAL
• DEDICATED OFF-STREET PARKING

🏷️ Possibly a rental listed for sale. The $280,000 price doesn't fit this home's estimated sale value (~$378,705) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 1×2bd/1ba units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive. Per door: $306/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.8% in West View — 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 92/100 on livability (#8 in PA, #32 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• North Hills SD (suburban): math 48% / reading 72% proficiency, ranked #70 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.7%/yr); 41 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $3,507/mo this rent would consume 46% of the median local household income ($91k/yr) (locally 261% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $378,705
• List price: $280,000
• Delta: -26.06%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $11,952
• Equity at exit: $41,749

10-year hold

• IRR: 13.2%
• Equity multiple: 2.03×
• Total profit: $80,990
• Equity at exit: $24,209

Cash invested: $78,400 (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 15229

• Rents YoY: 2.7%
• Active inventory: 41
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $3,507 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$267 /mo · $3,207/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $918

Break-even live

Break-even rent $2,345

Max offer price $280,000

Occupancy floor 69%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,248
1× unit	2	1	$1,260
Total (3 units)			$3,507

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Chalfonte Ave Unit 2 Pittsburgh, PA	3.0	1.5	1100	$995	$0.90	10d	1	0.16mi
107 Ridgewood Ave Pittsburgh, PA	2.0	1.0	1050	$1,500	$1.43	23d	1	0.55mi
104 1st St West View, PA	2.0	1.0	1950	$1,300	$0.67	7d	1	0.61mi
250 Nazareth Way Pittsburgh, PA	1.0–2.0	1.0	1187	$1,150	$0.97	43d	1	0.93mi
100 E West Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$1,640	$1.80	2d	19	0.97mi
404 Aprilmae Way Pittsburgh, PA	3.0	2.5	1833	$2,700	$1.47	14d	1	1.07mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$3,502	$2.89	1d	37	1.36mi
114 Tally Dr Pittsburgh, PA	1.0–3.0	1.0–2.0	847	$1,450	$1.71	43d	5	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $280,000 Active 121 DOM
2. 2026-06-17
   price $280,000 Active 120 DOM
3. 2026-06-17
   days on market $289,900 Active 120 DOM
4. 2026-06-16
   days on market $289,900 Active 119 DOM
5. 2026-06-15
   days on market $289,900 Active 118 DOM
6. 2026-06-13
   days on market $289,900 Active 116 DOM
7. 2026-06-09
   days on market $289,900 Active 112 DOM
8. 2026-06-08
   days on market $289,900 Active 111 DOM
9. 2026-06-07
   days on market $289,900 Active 110 DOM
10. 2026-06-05
    days on market $289,900 Active 107 DOM
11. 2026-06-03
    days on market $289,900 Active 106 DOM
12. 2026-06-02
    days on market $289,900 Active 105 DOM
13. 2026-06-01
    days on market $289,900 Active 104 DOM
14. 2026-05-31
    days on market $289,900 Active 103 DOM
15. 2026-04-20
    price $289,900 1043-char remark

    Show marketing remark (1043 chars)

    Fully occupied, cash-flowing triplex located in the desirable West View neighborhood. This turnkey property is a great opportunity for a first-time investor or a strong addition to an established portfolio. The building is well maintained, easy to rent, and offers immediate income with long-term equity potential. The two-story property features a one-bedroom, one-bath unit on the main floor with brand new copy. A two-bedroom, one-bath unit on the upper level with a tile shower and new kitchen flooring. A one-bedroom, one-bath lower unit that has been recently updated with a brand-new kitchen, bathroom, flooring, lighting, and fresh paint. The lower unit tenant also utilizes a dedicated off-street parking space located at the rear of the property. Additional highlights include newer exterior siding and a location convenient to public transportation, restaurants, a laundromat, and quick highway access. This is a tremendous opportunity to secure a performing asset in a high-demand rental area with immediate cash flow from day one.

16. 2026-02-16
    listed $299,900 Active 1043-char remark

    Show marketing remark (1043 chars)

    Fully occupied, cash-flowing triplex located in the desirable West View neighborhood. This turnkey property is a great opportunity for a first-time investor or a strong addition to an established portfolio. The building is well maintained, easy to rent, and offers immediate income with long-term equity potential. The two-story property features a one-bedroom, one-bath unit on the main floor with brand new copy. A two-bedroom, one-bath unit on the upper level with a tile shower and new kitchen flooring. A one-bedroom, one-bath lower unit that has been recently updated with a brand-new kitchen, bathroom, flooring, lighting, and fresh paint. The lower unit tenant also utilizes a dedicated off-street parking space located at the rear of the property. Additional highlights include newer exterior siding and a location convenient to public transportation, restaurants, a laundromat, and quick highway access. This is a tremendous opportunity to secure a performing asset in a high-demand rental area with immediate cash flow from day one.

17. 2024-11-10
    historical $775
18. 2024-10-10
    listed $775
19. 2023-04-25
    soldstatus $250,000
20. 2023-04-13
    soldstatus $250,000 Closed 719-char remark

    Show marketing remark (719 chars)

    FULLY OCCUPIED CASH FLOWING TRIPLEX located in desirable West View neighborhood. Great first time investment or a solid addition to your portfolio. Property is well maintained and easy to rent. Lower unit is recently updated with brand new kitchen, bathroom, flooring, lighting, and paint. 2 Story building with a 1 bedroom and 1 bathroom unit on main floor. Top unit is 2 bedroom and 1 bath with tile shower. Lower unit has 1 bedroom and 1 bathroom and this tenant utilizes the off-street parking spot around back. Close to public transportation, laundry mat, restaurants, and the highway. Tremendous opportunity for immediate short term income and long term equity. Newer exterior siding. SELLER FINANCING AVAILABLE!!

21. 2023-03-02
    historical Contingent 719-char remark

    Show marketing remark (719 chars)

    FULLY OCCUPIED CASH FLOWING TRIPLEX located in desirable West View neighborhood. Great first time investment or a solid addition to your portfolio. Property is well maintained and easy to rent. Lower unit is recently updated with brand new kitchen, bathroom, flooring, lighting, and paint. 2 Story building with a 1 bedroom and 1 bathroom unit on main floor. Top unit is 2 bedroom and 1 bath with tile shower. Lower unit has 1 bedroom and 1 bathroom and this tenant utilizes the off-street parking spot around back. Close to public transportation, laundry mat, restaurants, and the highway. Tremendous opportunity for immediate short term income and long term equity. Newer exterior siding. SELLER FINANCING AVAILABLE!!

22. 2023-02-24
    price $244,900 719-char remark

    Show marketing remark (719 chars)

    FULLY OCCUPIED CASH FLOWING TRIPLEX located in desirable West View neighborhood. Great first time investment or a solid addition to your portfolio. Property is well maintained and easy to rent. Lower unit is recently updated with brand new kitchen, bathroom, flooring, lighting, and paint. 2 Story building with a 1 bedroom and 1 bathroom unit on main floor. Top unit is 2 bedroom and 1 bath with tile shower. Lower unit has 1 bedroom and 1 bathroom and this tenant utilizes the off-street parking spot around back. Close to public transportation, laundry mat, restaurants, and the highway. Tremendous opportunity for immediate short term income and long term equity. Newer exterior siding. SELLER FINANCING AVAILABLE!!

23. 2023-02-13
    listed $249,900 Active 719-char remark

    Show marketing remark (719 chars)

    FULLY OCCUPIED CASH FLOWING TRIPLEX located in desirable West View neighborhood. Great first time investment or a solid addition to your portfolio. Property is well maintained and easy to rent. Lower unit is recently updated with brand new kitchen, bathroom, flooring, lighting, and paint. 2 Story building with a 1 bedroom and 1 bathroom unit on main floor. Top unit is 2 bedroom and 1 bath with tile shower. Lower unit has 1 bedroom and 1 bathroom and this tenant utilizes the off-street parking spot around back. Close to public transportation, laundry mat, restaurants, and the highway. Tremendous opportunity for immediate short term income and long term equity. Newer exterior siding. SELLER FINANCING AVAILABLE!!

24. 2021-07-02
    soldstatus $118,000
25. 2013-12-13
    listed $89,000
26. 2003-03-19
    soldstatus $60,000
27. 1993-12-29
    soldstatus $54,000

ⓘ 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: $3,207 · $267/mo
• Projected year-2 tax: $3,816 · $318/mo
• Expected delta: +$608/yr (+$51/mo · 19.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $42,084
• − Mortgage interest: −$15,684
• − Property taxes: −$3,207
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,367
• − Management: −$3,367
• − Depreciation: −$8,145
• Taxable income: $6,913
• Est. tax owed @ 24.0%: −$1,659
• After-tax cash flow: $9,360/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: North Hills SD
• NCES district ID: 4217220
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 72% ▼ -10.00%
• Median HH income: $60,841
• Composite: 52.02/100
• National rank: #1637
• State rank: #70 of 539 in PA

Livability — West View

• Score: 92/100
• State rank: #8
• US rank: #32

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West View, PA
• County: Allegheny County · 1,022,028 people
• City population: 15,251
• Metro: Pittsburgh, PA
• Population (ZIP): 15,188
• Household income: $90,703
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 261.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 8% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% 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: ▼ -142.50%
• Current HPI: 256.8177
• Rent YoY: ▲ 2.67%
• 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

+436.9% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $289,900 West Penn MLS
• 2026-02-16 Listed $299,900 West Penn MLS
• 2024-11-10 Rental Removed $775 APPFOLIO
• 2024-10-10 Listed for Rent $775 APPFOLIO
• 2023-04-25 Sold (Public Records) $250,000 Public Records
• 2023-04-13 Sold (MLS) $250,000 West Penn MLS
• 2023-03-02 Contingent — West Penn MLS
• 2023-02-24 Price Changed $244,900 West Penn MLS
• 2023-02-13 Listed $249,900 West Penn MLS
• 2021-07-02 Sold (Public Records) $118,000 Public Records
• 2013-12-13 Listed $89,000 West Penn MLS
• 2003-03-19 Sold (Public Records) $60,000 Public Records
• 1993-12-29 Sold (Public Records) $54,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $3,207 · +4.5% YoY. Source: county tax records.