157 Shadowlawn · Whitehall, PA 15236

$150,000

2 bd · 1.5 ba · 992 sqft · Townhouse public records · 21 Days on market

Built 1984 1,232 sqft lot $151/sqft · 13% below area Est $173k · 13% under $60/mo HOA · 5% of rent

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Why this score? — see what drove the D 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).

• ARV discount +13.6/15.0
• Cash flow +8.6/30.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2017 stove and refrigerator; 2017 painted interior; 2017 replaced carpeting; 2017 replaced commodes; 2017 replaced garage door opener; 2017 replaced multiple light fixtures; 2015 painted exterior; 2010 replaced furnace and water heater; newer kitchen​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ sink.

Key facts

• Private deck
• Ample cabinet space
• $60 HOA

Tags

• BRIGHT INVITING INTERIOR
• AMPLE CABINET SPACE
• PRIVATE DECK
• QUICK ACCESS TO SHOPPING
• EXCEPTIONAL CONVENIENCE

Property features AI

Finance

• HOA & community: Monthly association fee of $60; Public transportation access in the community

Exterior

• Parking: Built-in parking; Attached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Brick and vinyl siding construction; Composition roof

Interior

• Kitchen: Cooktop; Stove; Dishwasher; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Walk-out basement
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (15.7% below list).
• Recommended offer: $126k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.1% in Whitehall — 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 90/100 on livability (#17 in PA, #82 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+.
• Baldwin-Whitehall SD (suburban): math 34% / reading 58% proficiency, ranked #246 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitehall El Sch (math 45% / reading 65%, grade C, #498 of 1,518 statewide, top 33%, 862 students, 49% FRL); J.E. Harrison Education Ctr (math 26% / reading 57%, grade F, #927 of 1,518 statewide, top 61%, 1,143 students, 58% FRL); Baldwin Shs (math 32% / reading 53%, grade F, #226 of 437 statewide, top 52%, 2,086 students, 42% FRL) — zoned schools average 50% FRL vs 32% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 115 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($91k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $104k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $126,458 (15.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 9.9

CMA / ARV

• ARV (median comp): $173,363
• List price: $150,000
• Delta: -13.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Shadow Dr	0.08mi	2/1.5	992 (0%)	2mo	$175,000	$176	95
10 Shadow Dr	0.08mi	2/1.5	992 (0%)	7mo	$170,000	$171	91
7 Shadow Dr	0.10mi	2/1.5	976 (-2%)	4mo	$169,900	$174	90
11 Shadow Dr	0.10mi	2/1.5	992 (0%)	14mo	$165,000	$166	84
43 Shadow	0.11mi	2/1.5	976 (-2%)	10mo	$172,000	$176	84
42 Shadow Dr	0.09mi	2/1.5	976 (-2%)	12mo	$168,800	$173	83
200 Shadowlawn Cir	0.11mi	2/1.5	992 (0%)	16mo	$165,900	$167	81
32 Shadow Dr	0.08mi	2/1.5	992 (0%)	20mo	$118,500	$119	80
333 Greenlee Rd	0.70mi	2/1.0	900 (-9%)	1mo	$100,000	$111	49

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.31×
• Total profit: $-28,830
• Equity at exit: $22,365

10-year hold

• IRR: -6.5%
• Equity multiple: 0.53×
• Total profit: $-19,786
• Equity at exit: $12,969

Cash invested: $42,000 (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 15236

• Rents YoY: 5.7%
• Active inventory: 115
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$787
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$62
• HOA: −$60
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-128

Break-even live

Break-even rent $1,427

Max offer price $127,312

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-86	+0% $-128	+5% $-171	+10% $-213
Rent	-10% $-228	-5% $-178	+0% $-128	+5% $-78	+10% $-29
Rate	-1.0pp $-53	-0.5pp $-90	base $-128	+0.5pp $-167	+1.0pp $-207

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3131 May St Pittsburgh, PA	3.0	1.0	900	$1,375	$1.53	19d	1	0.51mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,385	$1.42	9d	7	0.56mi
100 White Hampton Ln Pittsburgh, PA	1.0–2.0	1.0–2.0	867	$1,725	$1.99	0d	19	0.56mi
1310 Martha St Pittsburgh, PA	3.0	1.0	1061	$1,050	$0.99	14d	1	0.59mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,222	$1.58	0d	11	0.92mi
3304 Brownsville Rd Pittsburgh, PA	1.0	1.0	550	$795	$1.45	45d	1	1.08mi
930 Sleepy Hollow Rd Pittsburgh, PA	3.0	1.0	1020	$1,350	$1.32	45d	1	1.16mi
3396 Columbia Dr Pittsburgh, PA	3.0	1.0	800	$1,150	$1.44	45d	1	1.19mi
3396-3398 Columbia Dr Pittsburgh, PA	3.0	1.0	800	$1,235	$1.54	45d	1	1.19mi
2733-2735 Pyramid Ave Pittsburgh, PA	2.0	1.0	1028	$1,295	$1.26	45d	1	1.35mi
1575 Bevan Rd Pittsburgh, PA	2.0	1.0	515	$1,085	$2.10	12d	7	1.40mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: water

Listing history 14 events

1. 2026-05-04
   historical Contingent 1830-char remark
2. 2026-04-29
   listed $150,000 Active 1830-char remark
3. 2018-01-29
   soldstatus $104,500
4. 2018-01-26
   soldstatus $104,500 Sold 348-char remark

   Show marketing remark (348 chars)

   2017 stove and refrigerator; 2017 painted interior; 2017 replaced carpeting; 2017 replaced commodes; 2017 replaced garage door opener; 2017 replaced multiple light fixtures; 2015 painted exterior; 2010 replaced furnace and water heater; newer kitchen​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ sink.

5. 2017-12-17
   historical Contingent 348-char remark

   Show marketing remark (348 chars)

   2017 stove and refrigerator; 2017 painted interior; 2017 replaced carpeting; 2017 replaced commodes; 2017 replaced garage door opener; 2017 replaced multiple light fixtures; 2015 painted exterior; 2010 replaced furnace and water heater; newer kitchen​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ sink.

6. 2017-12-07
   price $106,000 348-char remark

   Show marketing remark (348 chars)

   2017 stove and refrigerator; 2017 painted interior; 2017 replaced carpeting; 2017 replaced commodes; 2017 replaced garage door opener; 2017 replaced multiple light fixtures; 2015 painted exterior; 2010 replaced furnace and water heater; newer kitchen​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ sink.

7. 2017-11-27
   price $109,900 348-char remark

   Show marketing remark (348 chars)

   2017 stove and refrigerator; 2017 painted interior; 2017 replaced carpeting; 2017 replaced commodes; 2017 replaced garage door opener; 2017 replaced multiple light fixtures; 2015 painted exterior; 2010 replaced furnace and water heater; newer kitchen​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ sink.

8. 2017-11-10
   price $112,900 348-char remark

   Show marketing remark (348 chars)

   2017 stove and refrigerator; 2017 painted interior; 2017 replaced carpeting; 2017 replaced commodes; 2017 replaced garage door opener; 2017 replaced multiple light fixtures; 2015 painted exterior; 2010 replaced furnace and water heater; newer kitchen​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ sink.

9. 2017-11-07
   price $114,900 348-char remark

   Show marketing remark (348 chars)

   2017 stove and refrigerator; 2017 painted interior; 2017 replaced carpeting; 2017 replaced commodes; 2017 replaced garage door opener; 2017 replaced multiple light fixtures; 2015 painted exterior; 2010 replaced furnace and water heater; newer kitchen​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ sink.

10. 2017-10-26
    listed $119,900 Active 348-char remark

    Show marketing remark (348 chars)

    2017 stove and refrigerator; 2017 painted interior; 2017 replaced carpeting; 2017 replaced commodes; 2017 replaced garage door opener; 2017 replaced multiple light fixtures; 2015 painted exterior; 2010 replaced furnace and water heater; newer kitchen​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ sink.

11. 2007-01-04
    soldstatus $85,000

    Show marketing remark (136 chars)

    Updated unit, newer carpet, newer ceramic tile, new interior doors, new dishwasher, new A/C, rear deck, freshly painted. Great location.

12. 2006-09-04
    listed $89,900

    Show marketing remark (136 chars)

    Updated unit, newer carpet, newer ceramic tile, new interior doors, new dishwasher, new A/C, rear deck, freshly painted. Great location.

13. 1993-09-08
    soldstatus $51,112
14. 1991-03-04
    soldstatus $56,000

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $2,620 · $218/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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,175
• − Mortgage interest: −$8,402
• − Property taxes: −$2,620
• − Insurance: −$750
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − HOA: −$720
• − Depreciation: −$4,364
• Taxable loss: −$4,109
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $-555/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: Baldwin-Whitehall SD
• NCES district ID: 4202970
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 58% ▼ -14.00%
• Median HH income: $54,368
• Composite: 39.79/100
• National rank: #3880
• State rank: #246 of 539 in PA

Livability — Whitehall

• Score: 90/100
• State rank: #17
• US rank: #82

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,451
• Metro: Pittsburgh, PA
• Population (ZIP): 31,313
• Household income: $90,767
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 732.0

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 (83%)
• Race & ethnicity: White 83% Asian 9% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Scotch-Irish 1% Italian 1%
• Foreign-born: 11% · India, Canada
• Languages at home: 88% English-only · Other Indo-European 8% Spanish 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: ▼ -194.15%
• Current HPI: 255.0278
• Rent YoY: ▲ 5.74%
• 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

+167.9% since first listed

15 events — show timeline

• 2026-05-20 Pending — West Penn MLS
• 2026-05-04 Contingent — West Penn MLS
• 2026-04-29 Listed $150,000 West Penn MLS
• 2018-01-29 Sold (Public Records) $104,500 Public Records
• 2018-01-26 Sold (MLS) $104,500 West Penn MLS
• 2017-12-17 Contingent — West Penn MLS
• 2017-12-07 Price Changed $106,000 West Penn MLS
• 2017-11-27 Price Changed $109,900 West Penn MLS
• 2017-11-10 Price Changed $112,900 West Penn MLS
• 2017-11-07 Price Changed $114,900 West Penn MLS
• 2017-10-26 Listed $119,900 West Penn MLS
• 2007-01-04 Sold (MLS) $85,000 West Penn MLS
• 2006-09-04 Listed $89,900 West Penn MLS
• 1993-09-08 Sold (Public Records) $51,112 Public Records
• 1991-03-04 Sold (Public Records) $56,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,620 · +0.0% YoY. Source: county tax records.