121 Vetter Dr · Penn Hills, PA 15235

$118,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1963 0.30 ac lot Est $157k · 25% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable suburban ranch in the heart of Penn Hills, offering comfort, space, and opportunity at an approachable price point. This single-level ranch-style home features 3 bedrooms and a practical, easy-flow layout designed for everyday living. The main floor provides a functional footprint with comfortable living and dining areas, making it a solid option for buyers seeking simplicity, accessibility, or future customization potential. A full unfinished basement adds significant value and flexibility—perfect for storage, a workshop, or a future finished space to expand your living area. Set in a quiet suburban neighborhood with convenient access to nearby amenities, schools, and majo

Key facts

• Suburban ranch
• Functional footprint
• Single-level home

Tags

• SUBURBAN RANCH
• SINGLE-LEVEL HOME
• FUNCTIONAL FOOTPRINT
• FULL UNFINISHED BASEMENT
• QUIET SUBURBAN NEIGHBORHOOD
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Attached garage with built-in parking and garage door opener (1 parking space total)
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Asphalt roof; Brick construction
• Construction: Built with brick; Asphalt roof
• Exterior features: Lot approximately 0.2967 acres; Public transportation nearby

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Carpet and hardwood flooring; Unfinished walk-out basement; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $118,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $157,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6583 Sentry Ave	0.21mi	3/1.0	972 (+1%)	7mo	$130,000	$134	82
406 Elfort Dr	0.14mi	3/1.0	999 (+4%)	18mo	$105,000	$105	71
422 Elfort Dr	0.16mi	3/2.0	999 (+4%)	18mo	$162,500	$163	67
1527 Nash Ave	0.10mi	2/1.0 (-1)	1,026 (+7%)	15mo	$209,900	$205	67
1912 Nash Ave	0.33mi	2/2.0 (-1)	992 (+3%)	8mo	$130,000	$131	64
133 Courtney Dr	0.60mi	3/1.0	936 (-2%)	8mo	$175,000	$187	61
4 Camera Pl	0.67mi	3/1.5	1,000 (+4%)	0mo	$231,000	$231	60
1808 Nash Ave	0.28mi	2/1.5 (-1)	896 (-7%)	13mo	$70,000	$78	58
186 Courtney Dr	0.51mi	3/1.0	936 (-2%)	17mo	$169,900	$182	58
129 Phyllis Dr	0.20mi	4/1.0 (+1)	1,064 (+11%)	15mo	$175,000	$164	55
1536 Loretta Dr	0.15mi	3/1.0	1,090 (+14%)	21mo	$155,000	$142	53
6420 Leechburg Rd	0.75mi	2/1.0 (-1)	1,000 (+4%)	8mo	$169,900	$170	46

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.28×
• Total profit: $9,222
• Equity at exit: $17,594

10-year hold

• IRR: 19.9%
• Equity multiple: 3.05×
• Total profit: $67,660
• Equity at exit: $10,202

Cash invested: $33,040 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$619
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $332

Break-even live

Break-even rent $1,044

Max offer price $118,000

Occupancy floor 72%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 Nash Ave Pittsburgh, PA	3.0	1.5	910	$1,595	$1.75	44d	1	0.34mi
225 Alcoma Blvd Penn Hills, PA	1.0–2.0	1.0–2.5	834	$1,075	$1.29	44d	1	0.53mi
15 Boulder Dr Plum, PA	2.0	1.5	840	$1,020	$1.21	2d	1	0.93mi
6388 Saltsburg Rd Pittsburgh, PA	2.0	1.5	875	$1,300	$1.49	3d	1	0.99mi
213 Tilford Rd Pittsburgh, PA	4.0	1.5	1000	$1,640	$1.64	44d	1	1.23mi

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $118,000 Active 1 DOM

ⓘ 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: $1,880 · $157/mo
• Projected year-2 tax: $1,880 · $157/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 1/10 Low
• 🌡 Heat 4/10 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,576
• − Mortgage interest: −$6,610
• − Property taxes: −$1,880
• − Insurance: −$590
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,433
• Taxable income: $2,251
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,449/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Penn Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

1 event — show timeline

• 2026-06-09 Listed $118,000 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $1,880 · +0.0% YoY. Source: county tax records.