5900 Babcock Blvd #70 · Allison Park, PA 15237

$105,000

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 304 Days on market

Built 1953 $105/sqft · 13% above area Est $93k · 13% over $417/mo HOA · 26% of rent

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Why this score? — see what drove the C 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 +22.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.3/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and freshly painted, this 2-bedroom condo features beautiful hardwood floors and brand-new carpet! Located minutes from The Block at Northway, restaurants, Aldi, and Giant Eagle, with easy access to McKnight Rd and public transit. Enjoy maintenance-free living with amenities like a rec room, storage unit, elevator, and a newly upgraded coin-op laundry. Condo fees cover building maintenance, snow removal, lawn care, water, sewage, and trash. Move-in ready and ultra-convenient!

Key facts

• Rec room
• Elevator
• Storage unit

Tags

• HARDWOOD FLOORS
• BRAND-NEW CARPET
• REC ROOM
• STORAGE UNIT
• ELEVATOR
• NEWLY UPGRADED COIN-OP LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.9% in Allison Park — 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 74/100 on livability (#509 in PA, #4,653 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• 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.
• Zoned schools: Mcintyre El Sch (math 51% / reading 75%, grade B, #298 of 1,518 statewide, top 20%, 618 students, 20% FRL); North Hills Ms (math 37% / reading 70%, grade C+, #86 of 512 statewide, top 17%, 1,070 students, 28% FRL); North Hills Shs (math 71% / reading 75%, grade B+, #35 of 437 statewide, top 8%, 1,383 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 107 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 18% of the median local income ($110k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $105k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 A-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: 1.55% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 5.4

CMA / ARV

• ARV (median comp): $93,108
• List price: $105,000
• Delta: 12.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-6,562
• Equity at exit: $15,656

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $4,712
• Equity at exit: $9,078

Cash invested: $29,400 (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 15237

• Rents YoY: 2.2%
• Active inventory: 107
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$551
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$44
• HOA: −$417
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $181

Break-even live

Break-even rent $1,398

Max offer price $105,000

Occupancy floor 84%

Sensitivity live

Price	-10% $241	-5% $211	+0% $181	+5% $152	+10% $122
Rent	-10% $53	-5% $117	+0% $181	+5% $246	+10% $310
Rate	-1.0pp $234	-0.5pp $208	base $181	+0.5pp $154	+1.0pp $127

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3457 Evergreen Rd Pittsburgh, PA	1.0	1.0	750	$1,150	$1.53	5d	1	0.57mi
3457 Evergreen Rd Unit 303 McKnight, PA	1.0	1.0	750	$1,150	$1.53	9d	1	0.57mi
103 McKnight Cir Pittsburgh, PA	1.0–3.0	1.0–2.0	1275	$2,000	$1.57	3d	1	0.70mi
122 McKnight Cir Pittsburgh, PA	1.0	1.0	800	$1,200	$1.50	9d	1	0.73mi
1000 Johnanna Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	897	$1,900	$2.12	3d	36	0.75mi
106 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,550	$1.36	9d	1	0.78mi
114 Tally Dr Pittsburgh, PA	1.0–3.0	1.0–2.0	847	$1,188	$1.40	45d	5	0.78mi
411 McKnight Cir Pittsburgh, PA	1.0	1.0	800	$1,100	$1.38	25d	1	0.81mi
206 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,500	$1.32	9d	1	0.85mi
712 McKnight Cir Pittsburgh, PA	1.0	1.0	850	$1,350	$1.59	9d	1	0.85mi
810 McKnight Cir Pittsburgh, PA	1.0	1.0	750	$1,200	$1.60	45d	1	0.87mi
180 Montclair Ave Pittsburgh, PA	3.0	1.0	1050	$1,895	$1.80	25d	1	0.90mi
8227 Vivian Dr Pittsburgh, PA	3.0	2.0	1035	$2,500	$2.42	16d	1	1.19mi
3001 McKnight East Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	917	$2,005	$2.19	3d	14	1.30mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$2,820	$2.33	3d	37	1.30mi
1050 N 19 Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	890	$1,860	$2.09	3d	7	1.40mi
143 Aberdeen Ct Pittsburgh, PA	3.0	3.5	1400	$2,600	$1.86	5d	1	1.45mi

HOA detail condo

• Monthly dues: $417 · $5,004/yr
• Likely covers: watertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-06
   status Pending 489-char remark

   Show marketing remark (489 chars)

   Spacious and freshly painted, this 2-bedroom condo features beautiful hardwood floors and brand-new carpet! Located minutes from The Block at Northway, restaurants, Aldi, and Giant Eagle, with easy access to McKnight Rd and public transit. Enjoy maintenance-free living with amenities like a rec room, storage unit, elevator, and a newly upgraded coin-op laundry. Condo fees cover building maintenance, snow removal, lawn care, water, sewage, and trash. Move-in ready and ultra-convenient!

2. 2026-02-13
   price $105,000 489-char remark

   Show marketing remark (489 chars)

   Spacious and freshly painted, this 2-bedroom condo features beautiful hardwood floors and brand-new carpet! Located minutes from The Block at Northway, restaurants, Aldi, and Giant Eagle, with easy access to McKnight Rd and public transit. Enjoy maintenance-free living with amenities like a rec room, storage unit, elevator, and a newly upgraded coin-op laundry. Condo fees cover building maintenance, snow removal, lawn care, water, sewage, and trash. Move-in ready and ultra-convenient!

3. 2025-09-03
   price $109,000 489-char remark

   Show marketing remark (489 chars)

   Spacious and freshly painted, this 2-bedroom condo features beautiful hardwood floors and brand-new carpet! Located minutes from The Block at Northway, restaurants, Aldi, and Giant Eagle, with easy access to McKnight Rd and public transit. Enjoy maintenance-free living with amenities like a rec room, storage unit, elevator, and a newly upgraded coin-op laundry. Condo fees cover building maintenance, snow removal, lawn care, water, sewage, and trash. Move-in ready and ultra-convenient!

4. 2025-07-03
   listed $116,000 Active 489-char remark

   Show marketing remark (489 chars)

   Spacious and freshly painted, this 2-bedroom condo features beautiful hardwood floors and brand-new carpet! Located minutes from The Block at Northway, restaurants, Aldi, and Giant Eagle, with easy access to McKnight Rd and public transit. Enjoy maintenance-free living with amenities like a rec room, storage unit, elevator, and a newly upgraded coin-op laundry. Condo fees cover building maintenance, snow removal, lawn care, water, sewage, and trash. Move-in ready and ultra-convenient!

5. 2025-06-23
   price $116,000 489-char remark

   Show marketing remark (489 chars)

   Spacious and freshly painted, this 2-bedroom condo features beautiful hardwood floors and brand-new carpet! Located minutes from The Block at Northway, restaurants, Aldi, and Giant Eagle, with easy access to McKnight Rd and public transit. Enjoy maintenance-free living with amenities like a rec room, storage unit, elevator, and a newly upgraded coin-op laundry. Condo fees cover building maintenance, snow removal, lawn care, water, sewage, and trash. Move-in ready and ultra-convenient!

6. 2025-06-19
   status Active 489-char remark

   Show marketing remark (489 chars)

   Spacious and freshly painted, this 2-bedroom condo features beautiful hardwood floors and brand-new carpet! Located minutes from The Block at Northway, restaurants, Aldi, and Giant Eagle, with easy access to McKnight Rd and public transit. Enjoy maintenance-free living with amenities like a rec room, storage unit, elevator, and a newly upgraded coin-op laundry. Condo fees cover building maintenance, snow removal, lawn care, water, sewage, and trash. Move-in ready and ultra-convenient!

7. 2025-02-04
   listed $119,000 Active 489-char remark

   Show marketing remark (489 chars)

   Spacious and freshly painted, this 2-bedroom condo features beautiful hardwood floors and brand-new carpet! Located minutes from The Block at Northway, restaurants, Aldi, and Giant Eagle, with easy access to McKnight Rd and public transit. Enjoy maintenance-free living with amenities like a rec room, storage unit, elevator, and a newly upgraded coin-op laundry. Condo fees cover building maintenance, snow removal, lawn care, water, sewage, and trash. Move-in ready and ultra-convenient!

8. 2013-08-05
   soldstatus $46,500
9. 2013-07-31
   soldstatus $44,600
10. 2013-07-31
    price $47,000
11. 2013-06-08
    listed $44,600
12. 2012-06-01
    listed $47,000
13. 2012-02-24
    listed $59,900
14. 2011-08-24
    listed $69,900
15. 2011-05-05
    listed $74,900
16. 2006-03-01
    soldstatus $68,000
17. 2003-10-02
    soldstatus $57,500
18. 2003-06-24
    soldstatus $57,500
19. 2003-01-21
    listed $59,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,385 · $115/mo
• Expected delta: +$274/yr (+$23/mo · 24.6%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,527
• − Mortgage interest: −$5,882
• − Property taxes: −$1,112
• − Insurance: −$525
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − HOA: −$5,004
• − Depreciation: −$3,055
• Taxable income: $826
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $1,980/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 — Allison Park

• Score: 74/100
• State rank: #509
• US rank: #4653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 26,036
• Metro: Pittsburgh, PA
• Population (ZIP): 43,588
• Household income: $109,895
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 693.0

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 (88%)
• Race & ethnicity: White 88% Asian 6% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 8% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 2% Chinese 2% Spanish 2%

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: ▼ -218.78%
• Current HPI: 269.5446
• Rent YoY: ▲ 2.16%
• 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

+78.0% since first listed

19 events — show timeline

• 2026-05-06 Pending — West Penn MLS
• 2026-02-13 Price Changed $105,000 West Penn MLS
• 2025-09-03 Price Changed $109,000 West Penn MLS
• 2025-07-03 Listed $116,000 West Penn MLS
• 2025-06-23 Price Changed $116,000 West Penn MLS
• 2025-06-19 Relisted — West Penn MLS
• 2025-02-04 Listed $119,000 West Penn MLS
• 2013-08-05 Sold (Public Records) $46,500 Public Records
• 2013-07-31 Price Changed $47,000 West Penn MLS
• 2013-07-31 Sold (MLS) $44,600 West Penn MLS
• 2013-06-08 Listed $44,600 West Penn MLS
• 2012-06-01 Listed $47,000 West Penn MLS
• 2012-02-24 Listed $59,900 West Penn MLS
• 2011-08-24 Listed $69,900 West Penn MLS
• 2011-05-05 Listed $74,900 West Penn MLS
• 2006-03-01 Sold (Public Records) $68,000 Public Records
• 2003-10-02 Sold (Public Records) $57,500 Public Records
• 2003-06-24 Sold (MLS) $57,500 West Penn MLS
• 2003-01-21 Listed $59,000 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $1,112 · +1.0% YoY. Source: county tax records.