33 5th St · Aspinwall, PA 15215

$434,900

4 bd · 1.5 ba · 2,276 sqft · SingleFamily public records · 282 Days on market

Built 1920 $191/sqft · 18% below area Est $533k · 18% 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 +15.0/15.0
• Schools +6.9/10.0
• Cash flow +6.6/30.0
• Livability +4.4/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOTALLY INTERIOR RENOVATED 5 BEDROOMS HOUSE LOCATED IN THE HEART OF ASPINWALL. COVERED FRONT PORCH; GENEROUS SIZE LIVING ROOM AND DINING ROOM WITH HARDWOOD FLOORS; LARGE UPDATED FULLY EQUIPPED KITCHEN WITH CENTER ISLAND AND GRANITE COUNTERTOPS. HALF BATH ON MAIN LEVEL; FINISHED 3RD FLOOR STUDIO WHICH COULD BE USED AS BEDROOM WITH WALK-IN-CLOSET OR ADJOINING OFFICE. NEWER WINDOWS, HOT WATER TANK, A/C AND FURNACE. REAR DECK FOR ENTERTAINMENT OR AFTER WORK RELAXING. CONVENIENT LOCATION, CLOSE TO SHOPPING, RESTAURANT AND HOSPITAL. EASY ACCESS TO HIGHWAY AND CITY.

Key facts

• Covered front porch
• Interior renovated
• Walk-in-closet

Tags

• INTERIOR RENOVATED
• COVERED FRONT PORCH
• LARGE UPDATED KITCHEN
• FINISHED 3RD FLOOR STUDIO
• WALK-IN-CLOSET
• REAR DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-707 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (32.9% below list).
• Recommended offer: $292k (32.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#39 in PA, #224 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: schools C-.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 35% of the median local income ($99k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $88k; list at $435k implies a 394% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,002 (32.9% 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 282 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.97%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $533,129
• List price: $434,900
• Delta: -18.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 1st St	0.23mi	4/2.5	2,400 (+5%)	2mo	$604,000	$252	75
27 Third	0.10mi	4/3.5	2,400 (+5%)	6mo	$599,000	$250	74
406 Center Ave	0.16mi	5/3.5 (+1)	2,158 (-5%)	0mo	$655,000	$304	70
312 2nd St	0.34mi	3/1.5 (-1)	2,130 (-6%)	0mo	$420,000	$197	68
211 4th St	0.18mi	3/1.5 (-1)	2,063 (-9%)	4mo	$335,000	$162	67
218 10th St	0.29mi	4/2.0	2,556 (+12%)	1mo	$405,000	$158	63
123 W 8th St	0.14mi	4/3.0	1,936 (-15%)	1mo	$560,000	$289	61
119 2nd St	0.17mi	4/4.5	2,539 (+12%)	1mo	$885,000	$349	60
202 West Dr	0.49mi	4/2.5	2,072 (-9%)	2mo	$448,500	$216	56
116 Westchester Pl	0.62mi	4/3.0	2,425 (+6%)	2mo	$659,900	$272	53
214 Farmington Rd	0.54mi	4/3.5	2,028 (-11%)	4mo	$440,000	$217	45
101 Buckingham Rd	0.52mi	4/3.0	1,940 (-15%)	2mo	$685,000	$353	43

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 · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.11×
• Total profit: $-108,726
• Equity at exit: $64,845

10-year hold

• IRR: -16.7%
• Equity multiple: -0.01×
• Total profit: $-123,556
• Equity at exit: $37,602

Cash invested: $121,772 (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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,920 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$552 /mo · $6,624/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-707

Break-even live

Break-even rent $3,815

Max offer price $310,002

Occupancy floor —

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: $108,725
• Closing costs: $13,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5700 Bunkerhill St Pittsburgh, PA	1.0–3.0	1.0–2.0	1258	$3,236	$2.57	1d	17	1.24mi
154 Park Sq Pittsburgh, PA	3.0	2.5	2040	$3,800	$1.86	43d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $434,900 Active 282 DOM
2. 2026-06-17
   days on market $434,900 Active 281 DOM
3. 2026-06-16
   days on market $434,900 Active 280 DOM
4. 2026-06-15
   days on market $434,900 Active 279 DOM
5. 2026-06-13
   days on market $434,900 Active 277 DOM
6. 2026-06-09
   days on market $434,900 Active 273 DOM
7. 2026-06-08
   days on market $434,900 Active 272 DOM
8. 2026-06-07
   days on market $434,900 Active 271 DOM
9. 2026-06-03
   days on market $434,900 Active 267 DOM
10. 2026-06-02
    days on market $434,900 Active 266 DOM
11. 2026-06-01
    days on market $434,900 Active 265 DOM
12. 2026-05-31
    days on market $434,900 Active 264 DOM
13. 2025-09-09
    listed $434,900 Active 565-char remark

    Show marketing remark (565 chars)

    TOTALLY INTERIOR RENOVATED 5 BEDROOMS HOUSE LOCATED IN THE HEART OF ASPINWALL. COVERED FRONT PORCH; GENEROUS SIZE LIVING ROOM AND DINING ROOM WITH HARDWOOD FLOORS; LARGE UPDATED FULLY EQUIPPED KITCHEN WITH CENTER ISLAND AND GRANITE COUNTERTOPS. HALF BATH ON MAIN LEVEL; FINISHED 3RD FLOOR STUDIO WHICH COULD BE USED AS BEDROOM WITH WALK-IN-CLOSET OR ADJOINING OFFICE. NEWER WINDOWS, HOT WATER TANK, A/C AND FURNACE. REAR DECK FOR ENTERTAINMENT OR AFTER WORK RELAXING. CONVENIENT LOCATION, CLOSE TO SHOPPING, RESTAURANT AND HOSPITAL. EASY ACCESS TO HIGHWAY AND CITY.

14. 2024-08-07
    listed $460,000 Active 568-char remark

    Show marketing remark (568 chars)

    TOTALLY INTERIOR RENOVATED 5 BEDROOMS HOUSE LOCATED IN THE HEART OF ASPINWALL. COVERED FRONT PORCH; GENEROUS SIZE LIVING ROOM AND DINING ROOM WITH HARDWOOD FLOORS; LARGE UPDATED FULLY EQUIPPED KITCHEN WITH CENTER ISLAND AND GRANITE COUNTERS. NEWER HALF BATH ON MAIN FLOOR. FINISHED 3RD FLOOR STUDIO WHICH COULD BE USED AS BEDROOM WITH WALK-IN-CLOSET OR ADJOINING OFFICE. NEWER WINDOWS, HOT WATER TANK, A/C AND FURNACE. REAR DECK FOR ENTERTAINMENT OR AFTER WORK RELAXING. CONVENIENT LOCATION, CLOSE TO SHOPPING, HOSPITAL AND RESTAURANT. EASY ACCESS TO HIGHWAY AND CITY.

15. 2024-08-07
    historical Expired

    Show marketing remark (568 chars)

    TOTALLY INTERIOR RENOVATED 5 BEDROOMS HOUSE LOCATED IN THE HEART OF ASPINWALL. COVERED FRONT PORCH; GENEROUS SIZE LIVING ROOM AND DINING ROOM WITH HARDWOOD FLOORS; LARGE UPDATED FULLY EQUIPPED KITCHEN WITH CENTER ISLAND AND GRANITE COUNTERS. NEWER HALF BATH ON MAIN FLOOR. FINISHED 3RD FLOOR STUDIO WHICH COULD BE USED AS BEDROOM WITH WALK-IN-CLOSET OR ADJOINING OFFICE. NEWER WINDOWS, HOT WATER TANK, A/C AND FURNACE. REAR DECK FOR ENTERTAINMENT OR AFTER WORK RELAXING. CONVENIENT LOCATION, CLOSE TO SHOPPING, HOSPITAL AND RESTAURANT. EASY ACCESS TO HIGHWAY AND CITY.

16. 2024-06-01
    listed $480,000 Active
17. 2007-08-15
    soldstatus $88,000
18. 2007-08-03
    soldstatus $130,000
19. 2007-07-27
    soldstatus $88,000
20. 2007-04-13
    listed $95,000

ⓘ 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: $6,624 · $552/mo
• Projected year-2 tax: $6,747 · $562/mo
• Expected delta: +$124/yr (+$10/mo · 1.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,040
• − Mortgage interest: −$24,361
• − Property taxes: −$6,624
• − Insurance: −$2,174
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − Depreciation: −$12,652
• Taxable loss: −$16,377
• Est. tax savings @ 24.0%: +$3,930
• After-tax cash flow: $-4,554/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Aspinwall

• Score: 88/100
• State rank: #39
• US rank: #224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aspinwall, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,907
• Household income: $99,071
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 311.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 2% Chinese 2% Other Indo-European 2%

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: ▼ -171.68%
• Current HPI: 284.7359
• Rent YoY: ▲ 5.24%
• 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

+357.8% since first listed

8 events — show timeline

• 2025-09-09 Listed $434,900 West Penn MLS
• 2024-08-07 Delisted — West Penn MLS
• 2024-08-07 Listed $460,000 West Penn MLS
• 2024-06-01 Listed $480,000 West Penn MLS
• 2007-08-15 Sold (Public Records) $88,000 Public Records
• 2007-08-03 Sold (Public Records) $130,000 Public Records
• 2007-07-27 Sold (MLS) $88,000 West Penn MLS
• 2007-04-13 Listed $95,000 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $6,624 · +1.4% YoY. Source: county tax records.