1567 Princeton Blvd · Wilkinsburg, PA 15221

$135,000

4 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 50 Days on market

Built 1900 3,201 sqft lot $89/sqft · 31% above area Est $103k · 31% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

As Is Cond, Subj to Corp Approval, Spec Warr Deed, Spec Corp Addenda, Must PreQual Buyer, Buyer makes own Inspects+Dye+Lien Certs, List Off Holds H/M, Call for Title Report info

Key facts

• 3,201 sq ft lot
• Built 1900
• Listed 50 days

Property features AI

Exterior

• Home design: Two-story house
• Exterior features: Resale property

Interior

• Kitchen: Kitchen on main level (15x8)
• Bedrooms: Four bedrooms (three labeled Upper); Bedroom dimensions include 10x14, 11x14, 10x13, and an additional 15x15 space on the Upper level
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Entry/foyer; Den

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

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); 118 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $9k; list at $135k implies a 1417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.27% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $103,242
• List price: $135,000
• Delta: 30.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 James St	0.30mi	3/2.0 (-1)	1,512 (0%)	6mo	$147,325	$97	74
1137 Jackson St	0.43mi	3/3.0 (-1)	1,488 (-2%)	8mo	$240,000	$161	59
1446 Center St	0.59mi	3/1.0 (-1)	1,478 (-2%)	12mo	$65,000	$44	52
42 Barton Dr	0.50mi	3/1.5 (-1)	1,365 (-10%)	5mo	$257,000	$188	52
1459 Foliage St	0.65mi	3/1.0 (-1)	1,500 (-1%)	12mo	$18,000	$12	51
1133 Sperling Dr	0.66mi	4/1.5	1,350 (-11%)	0mo	$151,000	$112	51
1410 Traymore Ave	0.51mi	3/2.5 (-1)	1,408 (-7%)	10mo	$219,000	$156	48
1910 Beech St	0.39mi	3/1.5 (-1)	1,724 (+14%)	7mo	$230,000	$133	47
2072 Boggs Ave	0.59mi	3/1.5 (-1)	1,324 (-12%)	1mo	$83,000	$63	46
615 Midland St	0.48mi	3/1.0 (-1)	1,356 (-10%)	10mo	$160,000	$118	45
1334 Franklin Ave	0.36mi	3/2.0 (-1)	1,736 (+15%)	10mo	$120,000	$69	43
5 Barton Dr	0.60mi	3/1.5 (-1)	1,361 (-10%)	11mo	$200,000	$147	41

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: 9.2%
• Equity multiple: 1.37×
• Total profit: $13,882
• Equity at exit: $20,129

10-year hold

• IRR: 19.1%
• Equity multiple: 2.65×
• Total profit: $62,330
• Equity at exit: $11,672

Cash invested: $37,800 (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: 118
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$708
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $539

Break-even live

Break-even rent $1,034

Max offer price $135,000

Occupancy floor 64%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 East St Pittsburgh, PA	3.0	3.0	1738	$1,700	$0.98	43d	1	0.26mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	0.47mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	0.56mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	0.59mi
745 Franklin Ave Pittsburgh, PA	4.0	2.0	1948	$1,599	$0.82	43d	1	0.77mi
515 Hill Ave Pittsburgh, PA	4.0	1.0	1628	$1,300	$0.80	43d	1	0.82mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	1.16mi
8606 Westwood Rd Pittsburgh, PA	4.0	1.0	1596	$1,425	$0.89	43d	1	1.18mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	16d	1	1.19mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	43d	1	1.22mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	1.28mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	1	1.35mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.36mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	1.39mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	1.39mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 50 DOM
2. 2026-06-17
   days on market $135,000 Active 49 DOM
3. 2026-06-16
   days on market $135,000 Active 48 DOM
4. 2026-06-15
   days on market $135,000 Active 47 DOM
5. 2026-06-13
   days on market $135,000 Active 45 DOM
6. 2026-06-09
   days on market $135,000 Active 41 DOM
7. 2026-06-08
   days on market $135,000 Active 40 DOM
8. 2026-06-07
   days on market $135,000 Active 39 DOM
9. 2026-06-05
   days on market $135,000 Active 36 DOM
10. 2026-06-03
    days on market $135,000 Active 35 DOM
11. 2026-06-02
    days on market $135,000 Active 34 DOM
12. 2026-06-01
    days on market $135,000 Active 33 DOM
13. 2026-05-31
    days on market $135,000 Active 32 DOM
14. 2026-04-29
    listed $135,000 Active
15. 2025-06-06
    listed $135,900 Active
16. 2007-05-10
    soldstatus $8,900

    Show marketing remark (177 chars)

    As Is Cond, Subj to Corp Approval, Spec Warr Deed, Spec Corp Addenda, Must PreQual Buyer, Buyer makes own Inspects+Dye+Lien Certs, List Off Holds H/M, Call for Title Report info

17. 2007-02-11
    listed $8,900

    Show marketing remark (177 chars)

    As Is Cond, Subj to Corp Approval, Spec Warr Deed, Spec Corp Addenda, Must PreQual Buyer, Buyer makes own Inspects+Dye+Lien Certs, List Off Holds H/M, Call for Title Report info

18. 2002-05-07
    soldstatus $36,000
19. 2002-04-29
    soldstatus $36,000
20. 2001-08-16
    listed $39,900
21. 1991-08-22
    soldstatus $13,000

ⓘ 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: $630 · $52/mo
• Projected year-2 tax: $1,381 · $115/mo
• Expected delta: +$752/yr (+$63/mo · 119.4%)

ⓘ 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 · 16 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: $20,587
• − Mortgage interest: −$7,562
• − Property taxes: −$630
• − Insurance: −$675
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$3,927
• Taxable income: $4,499
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $5,384/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

+938.5% since first listed

8 events — show timeline

• 2026-04-29 Listed $135,000 West Penn MLS
• 2025-06-06 Listed $135,900 West Penn MLS
• 2007-05-10 Sold (MLS) $8,900 West Penn MLS
• 2007-02-11 Listed $8,900 West Penn MLS
• 2002-05-07 Sold (Public Records) $36,000 Public Records
• 2002-04-29 Sold (MLS) $36,000 West Penn MLS
• 2001-08-16 Listed $39,900 West Penn MLS
• 1991-08-22 Sold (Public Records) $13,000 Public Records

Property tax history

-0.6%/yr

Latest (2026): $630 · +3.0% YoY. Source: county tax records.