1307-1309 Montier St · Wilkinsburg, PA 15221

$95,000

6 bd · None ba · — sqft · MultiFamily · 140 Days on market

Built 1900 Fair condition 10,031 sqft lot Est $97k · at est. ↓ 46% since listing

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

THIS IS A MULTI UNIT TRIPLEX 3 units all 2 bedroom. Welcome to 1307-1309 Montier Street, a versatile three-unit property with endless potential for investors or owner-occupants looking to generate additional income. Two units are ready for rental income or multi-generational living, and the third unit will need work to be habitable. The massive backyard is perfect for outdoor gatherings, gardening, or additional tenant appeal! Close to public transportation, shopping, dining, and major highways for easy access to Downtown Pittsburgh. This property is a fantastic opportunity to create a steady income stream or customize to your liking. With the potential to rent all three units or live in one while renting the others, the possibilities are endless!

Key facts

• Multi unit triplex
• Massive backyard
• Close to dining

Tags

• MULTI UNIT TRIPLEX
• MASSIVE BACKYARD
• CLOSE TO PUBLIC TRANSPORTATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% vs local median 11.3% 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); 118 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,176/mo this rent would consume 47% of the median local household income ($55k/yr) (locally 1933% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 2.29% ✓
• Cap rate: 19.71%
• Cash-on-cash: 47.93%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (median comp): $97,197
• List price: $95,000
• Delta: -2.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 E Swissvale Ave	0.70mi	6/3.0	—	3mo	$278,000	—	52
1157-1159 South Ave	0.32mi	7/2.0 (+1)	2,030	20mo	$75,000	$37	51
507 Holmes St	0.58mi	5/2.5 (-1)	—	14mo	$159,000	—	44
436 Ross Ave	0.69mi	5/2.0 (-1)	—	10mo	$250,000	—	42
727 Franklin	0.54mi	5/3.0 (-1)	—	20mo	$194,000	—	41
319 E Swissvale Ave	0.69mi	5/4.0 (-1)	—	17mo	$191,625	—	36

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: 43.6%
• Equity multiple: 2.91×
• Total profit: $50,702
• Equity at exit: $14,165

10-year hold

• IRR: 50.0%
• Equity multiple: 6.07×
• Total profit: $134,930
• Equity at exit: $8,214

Cash invested: $26,600 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $1,007

Break-even live

Break-even rent $901

Max offer price $95,000

Occupancy floor 49%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 140 DOM
2. 2026-06-17
   days on market $95,000 Active 139 DOM
3. 2026-06-16
   days on market $95,000 Active 138 DOM
4. 2026-06-15
   days on market $95,000 Active 137 DOM
5. 2026-06-13
   days on market $95,000 Active 135 DOM
6. 2026-06-09
   days on market $95,000 Active 131 DOM
7. 2026-06-08
   days on market $95,000 Active 130 DOM
8. 2026-06-07
   days on market $95,000 Active 129 DOM
9. 2026-06-05
   days on market $95,000 Active 126 DOM
10. 2026-06-03
    days on market $95,000 Active 125 DOM
11. 2026-06-02
    days on market $95,000 Active 124 DOM
12. 2026-06-01
    days on market $95,000 Active 123 DOM
13. 2026-05-31
    days on market $95,000 Active 122 DOM
14. 2026-03-30
    price $95,000

    Show marketing remark (757 chars)

    THIS IS A MULTI UNIT TRIPLEX 3 units all 2 bedroom. Welcome to 1307-1309 Montier Street, a versatile three-unit property with endless potential for investors or owner-occupants looking to generate additional income. Two units are ready for rental income or multi-generational living, and the third unit will need work to be habitable. The massive backyard is perfect for outdoor gatherings, gardening, or additional tenant appeal! Close to public transportation, shopping, dining, and major highways for easy access to Downtown Pittsburgh. This property is a fantastic opportunity to create a steady income stream or customize to your liking. With the potential to rent all three units or live in one while renting the others, the possibilities are endless!

15. 2026-03-30
    price $95,000 757-char remark

    Show marketing remark (757 chars)

    THIS IS A MULTI UNIT TRIPLEX 3 units all 2 bedroom. Welcome to 1307-1309 Montier Street, a versatile three-unit property with endless potential for investors or owner-occupants looking to generate additional income. Two units are ready for rental income or multi-generational living, and the third unit will need work to be habitable. The massive backyard is perfect for outdoor gatherings, gardening, or additional tenant appeal! Close to public transportation, shopping, dining, and major highways for easy access to Downtown Pittsburgh. This property is a fantastic opportunity to create a steady income stream or customize to your liking. With the potential to rent all three units or live in one while renting the others, the possibilities are endless!

16. 2026-01-29
    listed $99,995 Active 757-char remark

    Show marketing remark (757 chars)

    THIS IS A MULTI UNIT TRIPLEX 3 units all 2 bedroom. Welcome to 1307-1309 Montier Street, a versatile three-unit property with endless potential for investors or owner-occupants looking to generate additional income. Two units are ready for rental income or multi-generational living, and the third unit will need work to be habitable. The massive backyard is perfect for outdoor gatherings, gardening, or additional tenant appeal! Close to public transportation, shopping, dining, and major highways for easy access to Downtown Pittsburgh. This property is a fantastic opportunity to create a steady income stream or customize to your liking. With the potential to rent all three units or live in one while renting the others, the possibilities are endless!

17. 2026-01-10
    listed $99,995 Active
18. 2026-01-10
    historical Expired
19. 2025-10-15
    listed $99,995 Active
20. 2025-10-14
    historical Expired
21. 2025-08-28
    price $120,000
22. 2025-04-18
    price $125,000
23. 2025-03-12
    price $150,000
24. 2025-02-15
    price $160,000
25. 2025-01-12
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 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: $26,111
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,142
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$2,764
• Taxable income: $11,282
• Est. tax owed @ 24.0%: −$2,708
• After-tax cash flow: $9,375/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance, particularly in landscaping and painting, to improve its overall condition and rental value.

Repairs flagged

• Major Landscaping — Overgrown lawn and unkempt landscaping.
• Minor Paint — Paint appears slightly worn.
• Major Bathroom Fixtures — Outdated fixtures in small bathrooms.
• Major Landscaping — Overgrown lawn and unkempt landscaping.

Value-add opportunities

• Both Landscaping — Improves curb appeal and rental value.
• Both Paint — Enhances interior and exterior appearance.
• Rental Bathroom Fixtures — Modernizes bathrooms for better rental appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown lawn and unkempt landscaping.	Major	$15,000–50,000
Paint · Paint appears slightly worn.	Minor	$500–3,000
Bathroom Fixtures · Outdated fixtures in small bathrooms.	Major	$15,000–50,000
Landscaping · Overgrown lawn and unkempt landscaping.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both Landscaping — Improves curb appeal and rental value. ↑
• Both Paint — Enhances interior and exterior appearance. ↑
• Rental Bathroom Fixtures — Modernizes bathrooms for better rental appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-45.7% since first listed

12 events — show timeline

• 2026-03-30 Price Changed $95,000 West Penn MLS
• 2026-03-30 Price Changed $95,000 West Penn MLS
• 2026-01-29 Listed $99,995 West Penn MLS
• 2026-01-10 Delisted — West Penn MLS
• 2026-01-10 Listed $99,995 West Penn MLS
• 2025-10-15 Listed $99,995 West Penn MLS
• 2025-10-14 Delisted — West Penn MLS
• 2025-08-28 Price Changed $120,000 West Penn MLS
• 2025-04-18 Price Changed $125,000 West Penn MLS
• 2025-03-12 Price Changed $150,000 West Penn MLS
• 2025-02-15 Price Changed $160,000 West Penn MLS
• 2025-01-12 Listed $175,000 West Penn MLS