721 Pine Valley Dr · Plum, PA 15239

$169,900

3 bd · 2.5 ba · 1,476 sqft · SingleFamily public records · 1 Days on market

Built 1968 0.38 ac lot Est $257k · 34% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.4/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to this classic split entry home nestled in a quiet neighborhood in Holiday Park! The main floor features a large living room, eat in kitchen and dining room that leads to a tree-lined backyard ~ a tranquil space perfect for entertaining, gardening or a play area for the kids. The primary bedroom with an en-suite bath and two additional bedrooms with a shared full bath complete the main level. The lower level offers a finished family room and half bath. Updates to the home include new plumbing curb to house, a tankless hot water heater, new electrical, and new front door showing off the beautiful curb appeal! Enjoy the convenience of easy access to major highways and publi

Key facts

• Tree lined backyard
• Finished family room
• New electrical

Tags

• TREE LINED BACKYARD
• FINISHED FAMILY ROOM
• TANKLESS HOT WATER HEATER
• NEW PLUMBING CURB TO HOUSE
• NEW ELECTRICAL
• NEW FRONT DOOR

Property features AI

Exterior

• Parking: Built-in parking; Garage door opener; Attached garage; Total parking for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story; Resale property
• Construction: Brick and vinyl siding exterior; Asphalt roof
• Exterior features: Lot dimensions 279x59x281x66; Public transportation nearby

Interior

• Kitchen: Cooktop; Stove; Microwave; Dishwasher; Disposal; Refrigerator; Some electric appliances
• Bedrooms: Bedroom on main level (10x9); Bedroom on main level (14x10)
• Flooring: Ceramic tile; Hardwood; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Pantry; Window treatments; Multi-pane windows; Screens
• Laundry & utility: Has basement with walk-out access

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.8% vs local median 3.3% in Plum — 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 71/100 on livability (#730 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Plum Borough SD (suburban): math 48% / reading 63% proficiency, ranked #91 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 82 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

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

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $256,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Oblock Rd	0.19mi	3/2.5	1,575 (+7%)	8mo	$295,000	$187	74
727 Pine Valley Dr	0.04mi	3/1.5	1,624 (+10%)	10mo	$250,000	$154	69
878 Blue Ridge Rd	0.09mi	3/1.5	1,288 (-13%)	7mo	$223,750	$174	65
665 Surfside Dr	0.31mi	3/2.5	1,300 (-12%)	7mo	$315,000	$242	60
834 Blue Ridge Rd	0.29mi	4/1.5 (+1)	1,632 (+11%)	2mo	$285,000	$175	59
520 Malabar Dr	0.16mi	3/1.0	1,286 (-13%)	11mo	$209,500	$163	56
129 Skyline Dr	0.28mi	3/1.5	1,278 (-13%)	6mo	$178,000	$139	55
577 Surfside Dr	0.56mi	3/2.0	1,560 (+6%)	9mo	$264,900	$170	55
647 Harborview Dr	0.32mi	4/2.0 (+1)	1,632 (+11%)	10mo	$232,500	$142	52
524 Rainier Dr	0.54mi	4/2.5 (+1)	1,664 (+13%)	2mo	$290,000	$174	47
306 Knollview Dr	0.61mi	3/2.0	1,293 (-12%)	7mo	$290,000	$224	44
669 Carnival Dr	0.58mi	4/2.5 (+1)	1,664 (+13%)	11mo	$280,000	$168	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-16,996
• Equity at exit: $25,333

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-825
• Equity at exit: $14,690

Cash invested: $47,572 (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 15239

• Active inventory: 82
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$350 /mo · $4,200/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $163

Break-even live

Break-even rent $1,731

Max offer price $169,900

Occupancy floor 87%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 Pine Valley Dr Pittsburgh, PA	3.0	2.0	1424	$1,795	$1.26	12d	1	0.16mi
80 Sandune Dr Pittsburgh, PA	3.0	1.0–2.5	1004	$2,250	$2.24	1d	1	0.71mi
564 Carnival Dr Pittsburgh, PA	3.0	2.0	1257	$1,995	$1.59	43d	1	0.76mi
104 Teton Dr Pittsburgh, PA	3.0	2.5	1564	$2,400	$1.53	1d	1	0.86mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $169,900 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: $4,200 · $350/mo
• Projected year-2 tax: $4,200 · $350/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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,247
• − Mortgage interest: −$9,517
• − Property taxes: −$4,200
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$4,943
• Taxable loss: −$649
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $2,113/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: Plum Borough SD
• NCES district ID: 4219350
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 63% ▼ -16.00%
• Median HH income: $67,665
• Composite: 48.98/100
• National rank: #2073
• State rank: #91 of 539 in PA

Livability — Plum

• Score: 71/100
• State rank: #730
• US rank: #7292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plum, PA
• City population: 21,414
• Population (ZIP): 21,414

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 (91%)
• Race & ethnicity: White 91% Black 3% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▼ -182.05%
• Current HPI: 236.4886
• Rent YoY: —
• Metro: —
• 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

• 2026-06-18 Listed $169,900 West Penn MLS

Property tax history

+2.8%/yr

Latest (2026): $4,200 · +1.4% YoY. Source: county tax records.