1105 Greentree Rd · Green Tree, PA 15220

$275,000

3 bd · 1.5 ba · 1,673 sqft · SingleFamily public records · 110 Days on market

Built 1955 8,934 sqft lot $164/sqft · 9% below area Est $303k · 9% 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 +11.6/15.0
• Cash flow +11.3/30.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming ranch-style residence nestled in the Green and Keystone Oaks school district. This spacious 3-bedroom, 1.2 bath home offers comfortable single-level living with the added bonus of a fully finished basement. The basement features a versatile second kitchen, perfect for entertaining guests and a huge gameroom, plus lots of storage options. The house boasts a modern, open layout with ample natural light, large kitchen, spacious living room, and the well-appointed bedrooms provide plenty of room for relaxation. A jack and jill bathroom is available for the spare bedrooms. A great backyard and patio on the side of the home provide great privacy with lots of room to run around and BBQ. Convenience is key with an integral two-car garage, offering secure parking and extra storage. Located in the friendly Green Tree community, this home is close to parks, shopping, and excellent Pittsburgh amenities, making it an ideal place to settle down!

Key facts

• Huge gameroom
• Second kitchen
• Patio

Tags

• RANCH STYLE RESIDENCE
• FULLY FINISHED BASEMENT
• SECOND KITCHEN
• HUGE GAMEROOM
• GREAT BACKYARD
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (14.8% below list).
• Recommended offer: $234k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#139 in PA, #1,130 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D, amenities D-.
• Keystone Oaks SD (suburban): math 45% / reading 65% proficiency, ranked #116 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Keystone Oaks Ms (math 30% / reading 58%, grade D, #202 of 512 statewide, top 40%, 382 students, 49% FRL); Keystone Oaks Hs (math 67% / reading 24%, grade D-, #183 of 437 statewide, top 43%, 570 students, 35% FRL).
• Market conditions: Rents rising (+2.0%/yr); 31 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 runs 37% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,206 (14.8% 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 110 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $302,640
• List price: $275,000
• Delta: -9.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2477 Rosegarden Rd	0.18mi	3/2.5	1,680 (+0%)	7mo	$249,900	$149	80
2284 Crestview Rd	0.42mi	3/1.5	1,744 (+4%)	5mo	$246,000	$141	69
104 Evandale	0.39mi	3/2.5	1,735 (+4%)	5mo	$290,000	$167	68
1151 Greentree Rd	0.30mi	3/1.5	1,503 (-10%)	4mo	$268,000	$178	66
1507 Crane Ave	0.35mi	3/2.0	1,530 (-8%)	6mo	$239,900	$157	62
49 Pocono Dr	0.65mi	3/1.5	1,624 (-3%)	3mo	$370,000	$228	62
117 Susan Dr	0.28mi	3/2.0	1,488 (-11%)	7mo	$367,000	$247	60
2429 Rose Garden Rd	0.19mi	4/1.5 (+1)	1,446 (-14%)	4mo	$175,000	$121	60
2727 Strachan Ave	0.69mi	3/1.0	1,648 (-2%)	5mo	$183,900	$112	59
1016 Avacoll Dr	0.34mi	3/2.5	1,451 (-13%)	7mo	$409,000	$282	52
2457 N Meadowcroft Ave	0.66mi	3/2.0	1,507 (-10%)	3mo	$229,300	$152	48
2726 Crosby Ave	0.72mi	4/1.0 (+1)	1,533 (-8%)	0mo	$268,000	$175	45

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-53,366
• Equity at exit: $41,003

10-year hold

• IRR: -15.4%
• Equity multiple: 0.17×
• Total profit: $-64,061
• Equity at exit: $23,777

Cash invested: $77,000 (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 15220

• Home prices YoY: -28.2%
• Rents YoY: 2.0%
• Active inventory: 31
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$396 /mo · $4,750/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-102

Break-even live

Break-even rent $2,472

Max offer price $256,929

Occupancy floor 99%

Sensitivity live

Price	-10% $53	-5% $-24	+0% $-102	+5% $-180	+10% $-258
Rent	-10% $-287	-5% $-195	+0% $-102	+5% $-10	+10% $83
Rate	-1.0pp $36	-0.5pp $-32	base $-102	+0.5pp $-174	+1.0pp $-246

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Chatham Park Dr Pittsburgh, PA	3.0	1.0–2.5	890	$2,040	$2.29	4d	49	0.93mi
301 Chatham Park Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	772	$1,789	$2.32	3d	15	0.93mi
2611 Voelkel Ave Pittsburgh, PA	2.0	1.0	1100	$1,295	$1.18	25d	1	0.97mi
2633 Broadway Ave Unit 1546230P Pittsburgh, PA	3.0	2.0	1356	$2,937	$2.17	13d	1	1.04mi
325 Elizabeth Dr Pittsburgh, PA	3.0	1.0–2.0	975	$2,816	$2.89	3d	23	1.24mi
2920 W Liberty Ave Unit 2918 Pittsburgh, PA	4.0	1.0	1500	$1,395	$0.93	18d	1	1.26mi
1841 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	3d	1	1.36mi
1837 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	3d	1	1.36mi
1835 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	3d	1	1.37mi
1831 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	3d	1	1.37mi
1819 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	3d	1	1.39mi
1300 Kelton Ave #2 South Hills, PA	3.0	1.0	1276	$1,395	$1.09	16d	1	1.41mi
3031 Texas Ave Pittsburgh, PA	3.0	1.0	1225	$1,350	$1.10	45d	1	1.43mi

Listing history 50 events

1. 2026-06-21
   days on market $275,000 Active 110 DOM
2. 2026-06-18
   days on market $275,000 Active 107 DOM
3. 2026-06-17
   days on market $275,000 Active 106 DOM
4. 2026-06-16
   days on market $275,000 Active 105 DOM
5. 2026-06-15
   days on market $275,000 Active 104 DOM
6. 2026-06-13
   days on market $275,000 Active 102 DOM
7. 2026-06-13
   days on market $275,000 Active 101 DOM
8. 2026-06-09
   pricedays on market $275,000 Active 98 DOM
9. 2026-06-08
   days on market $290,000 Active 97 DOM
10. 2026-06-07
    days on market $290,000 Active 96 DOM
11. 2026-06-05
    days on market $290,000 Active 93 DOM
12. 2026-06-03
    days on market $290,000 Active 92 DOM
13. 2026-06-02
    days on market $290,000 Active 91 DOM
14. 2026-06-01
    days on market $290,000 Active 90 DOM
15. 2026-05-31
    days on market $290,000 Active 89 DOM
16. 2026-05-14
    price $290,000 968-char remark

    Show marketing remark (968 chars)

    Discover this charming ranch-style residence nestled in the Green and Keystone Oaks school district. This spacious 3-bedroom, 1.2 bath home offers comfortable single-level living with the added bonus of a fully finished basement. The basement features a versatile second kitchen, perfect for entertaining guests and a huge gameroom, plus lots of storage options. The house boasts a modern, open layout with ample natural light, large kitchen, spacious living room, and the well-appointed bedrooms provide plenty of room for relaxation. A jack and jill bathroom is available for the spare bedrooms. A great backyard and patio on the side of the home provide great privacy with lots of room to run around and BBQ. Convenience is key with an integral two-car garage, offering secure parking and extra storage. Located in the friendly Green Tree community, this home is close to parks, shopping, and excellent Pittsburgh amenities, making it an ideal place to settle down!

17. 2026-03-03
    listed $320,000 Active 968-char remark

    Show marketing remark (968 chars)

    Discover this charming ranch-style residence nestled in the Green and Keystone Oaks school district. This spacious 3-bedroom, 1.2 bath home offers comfortable single-level living with the added bonus of a fully finished basement. The basement features a versatile second kitchen, perfect for entertaining guests and a huge gameroom, plus lots of storage options. The house boasts a modern, open layout with ample natural light, large kitchen, spacious living room, and the well-appointed bedrooms provide plenty of room for relaxation. A jack and jill bathroom is available for the spare bedrooms. A great backyard and patio on the side of the home provide great privacy with lots of room to run around and BBQ. Convenience is key with an integral two-car garage, offering secure parking and extra storage. Located in the friendly Green Tree community, this home is close to parks, shopping, and excellent Pittsburgh amenities, making it an ideal place to settle down!

18. 2025-09-25
    listed $335,000 Active 968-char remark

    Show marketing remark (968 chars)

    Discover this charming ranch-style residence nestled in the Green and Keystone Oaks school district. This spacious 3-bedroom, 1.2 bath home offers comfortable single-level living with the added bonus of a fully finished basement. The basement features a versatile second kitchen, perfect for entertaining guests and a huge gameroom, plus lots of storage options. The house boasts a modern, open layout with ample natural light, large kitchen, spacious living room, and the well-appointed bedrooms provide plenty of room for relaxation. A jack and jill bathroom is available for the spare bedrooms. A great backyard and patio on the side of the home provide great privacy with lots of room to run around and BBQ. Convenience is key with an integral two-car garage, offering secure parking and extra storage. Located in the friendly Green Tree community, this home is close to parks, shopping, and excellent Pittsburgh amenities, making it an ideal place to settle down!

19. 2025-09-22
    historical Expired
20. 2025-09-05
    price $330,000
21. 2025-07-06
    price $340,000
22. 2025-05-27
    listed $350,000 Active
23. 2025-02-16
    price $355,000
24. 2025-01-24
    listed $360,000 Active
25. 2020-09-04
    status Pending
26. 2020-09-04
    historical
27. 2020-08-31
    soldstatus $195,000
28. 2020-08-28
    soldstatus $195,000 Closed
29. 2020-07-21
    historical Contingent
30. 2020-06-19
    listed $249,900 Active
31. 2020-01-09
    historical Expired
32. 2019-08-14
    price $229,900
33. 2019-03-24
    listed $239,900 Active
34. 2018-07-01
    historical Withdrawn
35. 2018-06-07
    price $234,500
36. 2018-04-09
    price $234,900
37. 2018-04-02
    price $239,900
38. 2018-03-17
    price $240,000
39. 2018-03-01
    price $240,500
40. 2018-02-12
    status Active
41. 2017-11-08
    historical Withdrawn
42. 2017-10-29
    price $244,500
43. 2017-10-26
    price $244,900
44. 2017-10-14
    listed $249,900 Active
45. 2015-12-18
    soldstatus $124,000
46. 2015-11-25
    soldstatus $124,000 Sold
47. 2015-09-23
    status Under Contract
48. 2015-09-14
    price $124,000
49. 2015-08-12
    listed $128,000 Active
50. 2014-03-18
    listed $150,000

ⓘ 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: $4,750 · $396/mo
• Projected year-2 tax: $4,750 · $396/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 6 d/yr ≥97°F today · 13 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: $28,105
• − Mortgage interest: −$15,404
• − Property taxes: −$4,750
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$8,000
• Taxable loss: −$5,921
• Est. tax savings @ 24.0%: +$1,421
• After-tax cash flow: $193/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: Keystone Oaks SD
• NCES district ID: 4212750
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $54,066
• Composite: 47.24/100
• National rank: #2314
• State rank: #116 of 539 in PA

Livability — Green Tree

• Score: 82/100
• State rank: #139
• US rank: #1130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Tree, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,519
• Metro: Pittsburgh, PA
• Population (ZIP): 17,644
• Household income: $75,611
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 503.0

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 (70%)
• Race & ethnicity: White 70% Asian 16% Two or more races 7% Black 7%
• Common ancestry: Romanian 7% Slovak 2% Subsaharan African 1%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 81% English-only · Other Asian/Pacific 10% Other Indo-European 4% Arabic 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: ▼ -101.30%
• Current HPI: 257.2796
• Rent YoY: ▲ 1.99%
• 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

+178.8% since first listed

37 events — show timeline

• 2026-05-14 Price Changed $290,000 West Penn MLS
• 2026-03-03 Listed $320,000 West Penn MLS
• 2025-09-25 Listed $335,000 West Penn MLS
• 2025-09-22 Delisted — West Penn MLS
• 2025-09-05 Price Changed $330,000 West Penn MLS
• 2025-07-06 Price Changed $340,000 West Penn MLS
• 2025-05-27 Listed $350,000 West Penn MLS
• 2025-02-16 Price Changed $355,000 West Penn MLS
• 2025-01-24 Listed $360,000 West Penn MLS
• 2020-09-04 Pending — West Penn MLS
• 2020-09-04 Delisted — West Penn MLS
• 2020-08-31 Sold (Public Records) $195,000 Public Records
• 2020-08-28 Sold (MLS) $195,000 West Penn MLS
• 2020-07-21 Contingent — West Penn MLS
• 2020-06-19 Listed $249,900 West Penn MLS
• 2020-01-09 Delisted — West Penn MLS
• 2019-08-14 Price Changed $229,900 West Penn MLS
• 2019-03-24 Listed $239,900 West Penn MLS
• 2018-07-01 Delisted — West Penn MLS
• 2018-06-07 Price Changed $234,500 West Penn MLS
• 2018-04-09 Price Changed $234,900 West Penn MLS
• 2018-04-02 Price Changed $239,900 West Penn MLS
• 2018-03-17 Price Changed $240,000 West Penn MLS
• 2018-03-01 Price Changed $240,500 West Penn MLS
• 2018-02-12 Relisted — West Penn MLS
• 2017-11-08 Delisted — West Penn MLS
• 2017-10-29 Price Changed $244,500 West Penn MLS
• 2017-10-26 Price Changed $244,900 West Penn MLS
• 2017-10-14 Listed $249,900 West Penn MLS
• 2015-12-18 Sold (Public Records) $124,000 Public Records
• 2015-11-25 Sold (MLS) $124,000 West Penn MLS
• 2015-09-23 Pending — West Penn MLS
• 2015-09-14 Price Changed $124,000 West Penn MLS
• 2015-08-12 Listed $128,000 West Penn MLS
• 2014-03-18 Listed $150,000 West Penn MLS
• 2013-07-08 Listed $155,000 West Penn MLS
• 1993-01-06 Sold (Public Records) $104,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $4,750 · +2.6% YoY. Source: county tax records.