416 Delano Dr · Pleasant Hills, PA 15236

$180,000

2 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 300 Days on market

Built 1943 5,998 sqft lot $150/sqft · 26% below area Est $243k · 26% under

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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 +15.0/15.0
• Cash flow +5.7/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This a very nice home, nestled in beautiful Pleasant Hills. Great location. The kitchen has been renovated adding to its charm along with new flooring. Private driveway offers ample parking, attached garage and plenty of storage. There is a covered patio accessing the large fenced in backyard. The upstairs offers a large opened space which can be used as a third bedroom/office, media room etc. , offering a variety of possibilities which includes beautiful flooring. The basement has plenty of storage.

Key facts

• Private driveway
• Upstairs bedroom
• Large backyard

Tags

• RENOVATED KITCHEN
• PRIVATE DRIVEWAY
• COVERED PATIO
• LARGE BACKYARD
• UPSTAIRS BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (30.9% below list).
• Recommended offer: $116k (35.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#99 in PA, #718 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities D+.
• West Jefferson Hills SD (suburban): math 48% / reading 73% proficiency, ranked #60 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.7%/yr); 115 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 16% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,571 (35.8% 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. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.69% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.68%
• DSCR: 0.61
• GRM: 12.1

CMA / ARV

• ARV (median comp): $243,192
• List price: $180,000
• Delta: -25.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Revere Dr	0.16mi	3/1.5 (+1)	1,248 (+4%)	1mo	$250,000	$200	78
264 Nantucket Dr	0.16mi	3/2.0 (+1)	1,236 (+3%)	2mo	$180,000	$146	76
327 E Bruceton Rd	0.23mi	3/2.5 (+1)	1,229 (+3%)	3mo	$250,000	$203	71
430 Sequoia Dr	0.11mi	3/1.0 (+1)	1,084 (-10%)	7mo	$221,500	$204	68
345 Delano Dr	0.09mi	3/1.0 (+1)	1,357 (+13%)	2mo	$255,000	$188	67
279 Constitution Dr	0.28mi	2/2.0	1,135 (-5%)	9mo	$197,500	$174	67
148 Audrey Dr	0.38mi	3/1.5 (+1)	1,192 (-0%)	9mo	$159,350	$134	67
207 Congress Dr	0.31mi	3/1.0 (+1)	1,276 (+6%)	8mo	$260,000	$204	63
155 Delano Dr	0.38mi	3/2.0 (+1)	1,265 (+6%)	4mo	$260,000	$206	61
50 Sunrise Dr	0.58mi	2/2.0	1,100 (-8%)	3mo	$225,000	$205	53
127 Pleasant Hills Blvd	0.74mi	2/2.0	1,186 (-1%)	8mo	$175,000	$148	53
226 Old Clairton Rd	0.54mi	3/1.5 (+1)	1,362 (+14%)	9mo	$185,000	$136	38

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: -28.3%
• Equity multiple: 0.03×
• Total profit: $-48,789
• Equity at exit: $26,839

10-year hold

• IRR: -18.5%
• Equity multiple: -0.13×
• Total profit: $-56,756
• Equity at exit: $15,563

Cash invested: $50,400 (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 15236

• Rents YoY: 5.7%
• Active inventory: 115
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$944
• Tax from tax record: −$329 /mo · $3,949/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-365

Break-even live

Break-even rent $1,706

Max offer price $115,571

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Cerasi Dr West Mifflin, PA	1.0–3.0	1.0–2.0	1055	$1,150	$1.09	1d	1	0.66mi
117 Norman Dr Pittsburgh, PA	3.0	1.0	1134	$1,400	$1.23	23d	1	0.71mi
100 Garden Gate Dr Pittsburgh, PA	1.0–2.0	1.0	761	$1,400	$1.84	1d	2	0.93mi
3 Marhoefer Dr Pleasant Hills, PA	3.0	1.0	910	$1,100	$1.21	43d	1	0.95mi
1250 Village Green Dr Clairton, PA	2.0	1.0	1045	$1,604	$1.53	1d	14	1.12mi
5492 Youngridge Dr Pittsburgh, PA	3.0	1.0	591	$1,109	$1.87	2d	45	1.48mi

Listing history 9 events

1. 2026-05-31
   days on market $180,000 Active 300 DOM
2. 2026-03-07
   price $180,000 506-char remark

   Show marketing remark (506 chars)

   This a very nice home, nestled in beautiful Pleasant Hills. Great location. The kitchen has been renovated adding to its charm along with new flooring. Private driveway offers ample parking, attached garage and plenty of storage. There is a covered patio accessing the large fenced in backyard. The upstairs offers a large opened space which can be used as a third bedroom/office, media room etc. , offering a variety of possibilities which includes beautiful flooring. The basement has plenty of storage.

3. 2025-10-26
   price $185,000 506-char remark

   Show marketing remark (506 chars)

   This a very nice home, nestled in beautiful Pleasant Hills. Great location. The kitchen has been renovated adding to its charm along with new flooring. Private driveway offers ample parking, attached garage and plenty of storage. There is a covered patio accessing the large fenced in backyard. The upstairs offers a large opened space which can be used as a third bedroom/office, media room etc. , offering a variety of possibilities which includes beautiful flooring. The basement has plenty of storage.

4. 2025-08-04
   listed $205,000 Active 506-char remark

   Show marketing remark (506 chars)

   This a very nice home, nestled in beautiful Pleasant Hills. Great location. The kitchen has been renovated adding to its charm along with new flooring. Private driveway offers ample parking, attached garage and plenty of storage. There is a covered patio accessing the large fenced in backyard. The upstairs offers a large opened space which can be used as a third bedroom/office, media room etc. , offering a variety of possibilities which includes beautiful flooring. The basement has plenty of storage.

5. 2021-07-27
   soldstatus $147,500
6. 2021-07-19
   soldstatus $147,500 Closed 230-char remark

   Show marketing remark (230 chars)

   Beautifully Located on the dead end of Delano! Exceptional Fenced Lot! Wonderful Two or Three Bedroom Layout with so many Possibilities! Access to Covered Patio and Fenced Yard off Second Bedroom Atrium Door! Very Quiet Street!

7. 2021-06-04
   historical Contingent 230-char remark

   Show marketing remark (230 chars)

   Beautifully Located on the dead end of Delano! Exceptional Fenced Lot! Wonderful Two or Three Bedroom Layout with so many Possibilities! Access to Covered Patio and Fenced Yard off Second Bedroom Atrium Door! Very Quiet Street!

8. 2021-05-27
   listed $150,000 Active 230-char remark

   Show marketing remark (230 chars)

   Beautifully Located on the dead end of Delano! Exceptional Fenced Lot! Wonderful Two or Three Bedroom Layout with so many Possibilities! Access to Covered Patio and Fenced Yard off Second Bedroom Atrium Door! Very Quiet Street!

9. 1981-08-05
   soldstatus $43,500

ⓘ 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: $3,949 · $329/mo
• Projected year-2 tax: $3,949 · $329/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,936
• − Mortgage interest: −$10,083
• − Property taxes: −$3,949
• − Insurance: −$900
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$5,236
• Taxable loss: −$7,622
• Est. tax savings @ 24.0%: +$1,829
• After-tax cash flow: $-2,547/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: West Jefferson Hills SD
• NCES district ID: 4225590
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $68,796
• Composite: 53.19/100
• National rank: #1503
• State rank: #60 of 539 in PA

Livability — Pleasant Hills

• Score: 84/100
• State rank: #99
• US rank: #718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hills, PA
• County: Allegheny County · 1,022,028 people
• 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

+313.8% since first listed

8 events — show timeline

• 2026-03-07 Price Changed $180,000 West Penn MLS
• 2025-10-26 Price Changed $185,000 West Penn MLS
• 2025-08-04 Listed $205,000 West Penn MLS
• 2021-07-27 Sold (Public Records) $147,500 Public Records
• 2021-07-19 Sold (MLS) $147,500 West Penn MLS
• 2021-06-04 Contingent — West Penn MLS
• 2021-05-27 Listed $150,000 West Penn MLS
• 1981-08-05 Sold (Public Records) $43,500 Public Records

Property tax history

+4.8%/yr

Latest (2026): $3,949 · +3.0% YoY. Source: county tax records.