1616 Montier St · Wilkinsburg, PA 15221

$30,000

2 bd · 1.0 ba · 1,030 sqft · Townhouse public records · 155 Days on market

Built 1900 1,411 sqft lot $29/sqft · 80% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Townhouse located in Wilkinsburg offering approximately 1,000 square feet of living space with a traditional and functional layout. The main level features a living room, dining room, and kitchen, providing defined spaces suitable for everyday living and entertaining. The second level includes two nicely sized bedrooms and a full bathroom. The lower level offers a basement with generous storage space, adding flexibility for organization or additional use. Exterior features include a rear yard and a back porch, offering outdoor space for enjoyment or relaxation. The property provides a solid footprint and layout with the opportunity to enhance and personalize the home over time. Conveniently located near local amenities, public transportation, and surrounding neighborhoods.

Key facts

• Kitchen
• Full bathroom
• Living room

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN
• FULL BATHROOM
• BASEMENT
• GENEROUS STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $30k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.7% vs local median 10.6% in Wilkinsburg — 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 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 117 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 4.51% ✓
• Cap rate: 39.75%
• Cash-on-cash: 119.47%
• DSCR: 6.32
• GRM: 1.8

CMA / ARV

• ARV (median comp): $151,054
• List price: $30,000
• Delta: -80.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Princeton	0.20mi	3/1.0 (+1)	1,040 (+1%)	3mo	$150,900	$145	82
2413 Park Hill Dr	0.68mi	2/1.5	986 (-4%)	2mo	$120,000	$122	58
7448 Lighthouse Pt	0.55mi	2/1.5	1,121 (+9%)	14mo	$155,000	$138	46
7342 Beacon Hill Dr	0.64mi	2/1.5	1,102 (+7%)	18mo	$176,500	$160	42
7388 Beacon Hill Dr	0.53mi	2/1.5	1,180 (+15%)	20mo	$140,000	$119	32
7358 7358 Beacon Hill Dr	0.62mi	2/1.5	1,180 (+15%)	20mo	$162,000	$137	28

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.49×
• Total profit: $46,119
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 14.03×
• Total profit: $109,415
• Equity at exit: $2,594

Cash invested: $8,400 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 117
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$157
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$12
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $781

Break-even live

Break-even rent $366

Max offer price $30,000

Occupancy floor 37%

Sensitivity live

Price	-10% $798	-5% $789	+0% $781	+5% $772	+10% $764
Rent	-10% $674	-5% $727	+0% $781	+5% $834	+10% $888
Rate	-1.0pp $796	-0.5pp $788	base $781	+0.5pp $773	+1.0pp $765

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	5d	1	0.05mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	45d	1	0.32mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	45d	1	0.44mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	45d	1	0.47mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	5d	1	0.55mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	4d	15	0.88mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	13d	1	0.91mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	25d	1	0.91mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	16d	1	0.95mi
1305 Walnut St Unit B Pittsburgh, PA	1.0	1.0	840	$1,000	$1.19	25d	1	1.01mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	45d	1	1.02mi
515 Rebecca Ave Unit 515D Pittsburgh, PA	2.0	1.0	850	$1,310	$1.54	9d	1	1.04mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	4d	3	1.07mi
716 Southern Ave Penn Hills, PA	1.0	1.0	999	$950	$0.95	16d	1	1.13mi
716 Southern Ave Unit B Penn Hills Township, PA	1.0	1.0	999	$950	$0.95	45d	1	1.13mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	9d	1	1.16mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	25d	1	1.17mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.18mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	25d	1	1.19mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	17d	1	1.24mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	16d	1	1.25mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	3d	1	1.26mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	45d	1	1.30mi
233-241 Edgewood Ave Unit B10 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	45d	1	1.33mi
233-241 Edgewood Ave Unit B06 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	25d	1	1.33mi
233-241 Edgewood Ave Unit B09 Pittsburgh, PA	1.0	1.0	712	$1,050	$1.47	45d	1	1.33mi
235 Edgewood Ave Pittsburgh, PA	1.0	1.0	712	$925	$1.30	4d	1	1.34mi
241 Edgewood Ave Unit C12 Pittsburgh, PA	1.0	1.0	712	$925	$1.30	21d	1	1.35mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	13d	1	1.47mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	13d	1	1.49mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	45d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $30,000 Active 155 DOM
2. 2026-06-18
   days on market $30,000 Active 152 DOM
3. 2026-06-17
   days on market $30,000 Active 151 DOM
4. 2026-06-16
   days on market $30,000 Active 150 DOM
5. 2026-06-15
   days on market $30,000 Active 149 DOM
6. 2026-06-13
   days on market $30,000 Active 147 DOM
7. 2026-06-09
   days on market $30,000 Active 143 DOM
8. 2026-06-08
   days on market $30,000 Active 142 DOM
9. 2026-06-07
   days on market $30,000 Active 141 DOM
10. 2026-06-05
    days on market $30,000 Active 138 DOM
11. 2026-06-03
    days on market $30,000 Active 137 DOM
12. 2026-06-02
    days on market $30,000 Active 136 DOM
13. 2026-06-01
    days on market $30,000 Active 135 DOM
14. 2026-05-31
    days on market $30,000 Active 134 DOM
15. 2026-01-17
    listed $30,000 Active 783-char remark

    Show marketing remark (783 chars)

    Townhouse located in Wilkinsburg offering approximately 1,000 square feet of living space with a traditional and functional layout. The main level features a living room, dining room, and kitchen, providing defined spaces suitable for everyday living and entertaining. The second level includes two nicely sized bedrooms and a full bathroom. The lower level offers a basement with generous storage space, adding flexibility for organization or additional use. Exterior features include a rear yard and a back porch, offering outdoor space for enjoyment or relaxation. The property provides a solid footprint and layout with the opportunity to enhance and personalize the home over time. Conveniently located near local amenities, public transportation, and surrounding neighborhoods.

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,251
• − Mortgage interest: −$1,680
• − Property taxes: −$764
• − Insurance: −$816
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$873
• Taxable income: $9,517
• Est. tax owed @ 24.0%: −$2,284
• After-tax cash flow: $7,085/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

• 2026-01-17 Listed $30,000 West Penn MLS

Property tax history

+10.8%/yr

Latest (2026): $764 · +244.2% YoY. Source: county tax records.