3007 Pyramid Ave · Brentwood, PA 15227

$155,000

4 bd · 2.0 ba · 1,464 sqft · MultiFamily public records · 86 Days on market

Built 1921 3,750 sqft lot

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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 +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

Key facts

• Lower floor unit
• Many updates
• Upper floor unit

Tags

• UPPER FLOOR UNIT
• LOWER FLOOR UNIT
• STEADY RENTAL INCOME
• MANY UPDATES

Property features AI

Finance

• Other:
• Financial info: Gross annual income: $21,960; Maintenance expense: $1,045; Utilities expense: $6,012; Insurance expense: $673; Unit rents: one unit at $1,050/month, one unit at $780/month
• HOA & community:

Exterior

• Parking: On-street parking
• Security:
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-unit property (2 units)
• Construction: Brick construction; Slate roof
• Exterior features: Residential zoning

Interior

• Kitchen:
• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring:
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling:
• Interior features: Basement with storage space; Two total dwelling units
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $520/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.3% in Brentwood — 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 81/100 on livability (#178 in PA, #1,479 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities C-.
• Brentwood Borough SD (suburban): math 29% / reading 50% proficiency, ranked #357 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,859/mo this rent would consume 45% of the median local household income ($75k/yr) (locally 780% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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 $115k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.84% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.76%
• DSCR: 2.28
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.04×
• Total profit: $45,132
• Equity at exit: $23,111

10-year hold

• IRR: 33.4%
• Equity multiple: 4.26×
• Total profit: $141,481
• Equity at exit: $13,402

Cash invested: $43,400 (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 15227

• Home prices YoY: -27.5%
• Rents YoY: 4.3%
• Active inventory: 117
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,859 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$341 /mo · $4,094/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $1,040

Break-even live

Break-even rent $1,543

Max offer price $155,000

Occupancy floor 59%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,860
Total (2 units)			$2,859

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2940 Brevard Ave Pittsburgh, PA	3.0	1.5	1176	$1,475	$1.25	43d	1	0.11mi
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	20d	1	0.16mi
2721 Pyramid Ave Pittsburgh, PA	3.0	1.0	1560	$1,550	$0.99	7d	1	0.20mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,450	$1.87	2d	12	0.48mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	1174	$1,750	$1.49	23d	1	0.57mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	875	$1,790	$2.05	43d	1	0.57mi
1053 Edward Dr Pittsburgh, PA	3.0	1.0	1163	$1,700	$1.46	23d	1	0.87mi
453 Greenlee Rd Pittsburgh, PA	3.0	1.0	1176	$1,495	$1.27	43d	1	0.88mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,435	$1.47	7d	7	0.91mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	4d	1	1.14mi
960 Agnew Rd Pittsburgh, PA	3.0	2.0	950	$1,295	$1.36	14d	1	1.15mi
973 Agnew Rd Pittsburgh, PA	4.0	3.0	1532	$2,395	$1.56	7d	1	1.19mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	7d	44	1.24mi
2355 Glenbury St Pittsburgh, PA	4.0	2.0	1350	$2,300	$1.70	3d	1	1.42mi

Listing history 29 events

1. 2026-06-02
   statusdays on market $155,000 Pending 86 DOM
2. 2026-06-01
   days on market $155,000 Contingent 85 DOM
3. 2026-05-31
   days on market $155,000 Contingent 84 DOM
4. 2026-04-29
   historical Contingent
5. 2026-03-19
   status Active
6. 2026-03-10
   historical Contingent
7. 2026-03-08
   listed $155,000 Active
8. 2022-04-15
   soldstatus $115,000
9. 2022-04-13
   soldstatus $115,000 Closed 230-char remark

   Show marketing remark (230 chars)

   This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

10. 2022-03-04
    historical Contingent 230-char remark

    Show marketing remark (230 chars)

    This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

11. 2022-01-26
    listed $119,900 Active 230-char remark

    Show marketing remark (230 chars)

    This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

12. 2021-12-21
    historical Contingent 230-char remark

    Show marketing remark (230 chars)

    This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

13. 2021-11-26
    status Active 230-char remark

    Show marketing remark (230 chars)

    This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

14. 2021-11-13
    historical Contingent 230-char remark

    Show marketing remark (230 chars)

    This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

15. 2021-11-05
    price $119,900 230-char remark

    Show marketing remark (230 chars)

    This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

16. 2021-08-28
    price $124,900 230-char remark

    Show marketing remark (230 chars)

    This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

17. 2021-07-09
    listed $129,900 Active 230-char remark

    Show marketing remark (230 chars)

    This well maintained up and down duplex in the heart of Brentwood is a real charmer. Live in one unit and rent out the other or easy to transition if you want to be a landlord. The seller has taken care of everything here for you!

18. 2014-03-26
    soldstatus $55,000
19. 2014-03-21
    price $55,000
20. 2014-03-21
    price $56,900
21. 2014-03-21
    soldstatus $55,000
22. 2014-02-25
    historical
23. 2013-02-25
    listed $56,900
24. 2012-03-08
    listed $62,500
25. 2011-03-05
    listed $67,500
26. 2005-04-29
    soldstatus $69,900
27. 2004-07-26
    listed $69,900
28. 1987-12-10
    soldstatus $28,500
29. 1977-12-08
    soldstatus $22,500

ⓘ 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: $4,094 · $341/mo
• Projected year-2 tax: $4,094 · $341/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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,308
• − Mortgage interest: −$8,682
• − Property taxes: −$4,094
• − Insurance: −$775
• − Repairs & maintenance: −$2,745
• − Management: −$2,745
• − Depreciation: −$4,509
• Taxable income: $10,758
• Est. tax owed @ 24.0%: −$2,582
• After-tax cash flow: $9,898/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: Brentwood Borough SD
• NCES district ID: 4204140
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $49,260
• Composite: 33.92/100
• National rank: #5341
• State rank: #357 of 539 in PA

Livability — Brentwood

• Score: 81/100
• State rank: #178
• US rank: #1479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, PA
• County: Allegheny County · 1,022,028 people
• City population: 28,460
• Metro: Pittsburgh, PA
• Population (ZIP): 28,460
• Household income: $75,448
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 780.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Asian 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Scotch-Irish 2% Slovak 1%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 89% English-only · Other Indo-European 6% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -92.53%
• Current HPI: 243.6383
• Rent YoY: ▲ 4.33%
• 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

+588.9% since first listed

26 events — show timeline

• 2026-04-29 Contingent — West Penn MLS
• 2026-03-19 Relisted — West Penn MLS
• 2026-03-10 Contingent — West Penn MLS
• 2026-03-08 Listed $155,000 West Penn MLS
• 2022-04-15 Sold (Public Records) $115,000 Public Records
• 2022-04-13 Sold (MLS) $115,000 West Penn MLS
• 2022-03-04 Contingent — West Penn MLS
• 2022-01-26 Listed $119,900 West Penn MLS
• 2021-12-21 Contingent — West Penn MLS
• 2021-11-26 Relisted — West Penn MLS
• 2021-11-13 Contingent — West Penn MLS
• 2021-11-05 Price Changed $119,900 West Penn MLS
• 2021-08-28 Price Changed $124,900 West Penn MLS
• 2021-07-09 Listed $129,900 West Penn MLS
• 2014-03-26 Sold (Public Records) $55,000 Public Records
• 2014-03-21 Price Changed $55,000 West Penn MLS
• 2014-03-21 Sold (MLS) $55,000 West Penn MLS
• 2014-03-21 Price Changed $56,900 West Penn MLS
• 2014-02-25 Delisted — West Penn MLS
• 2013-02-25 Listed $56,900 West Penn MLS
• 2012-03-08 Listed $62,500 West Penn MLS
• 2011-03-05 Listed $67,500 West Penn MLS
• 2005-04-29 Sold (MLS) $69,900 West Penn MLS
• 2004-07-26 Listed $69,900 West Penn MLS
• 1987-12-10 Sold (Public Records) $28,500 Public Records
• 1977-12-08 Sold (Public Records) $22,500 Public Records

Property tax history

+3.1%/yr

Latest (2026): $4,094 · +4.6% YoY. Source: county tax records.