325 Glaser Ave Unit B · Bellevue, PA 15202

$85,000

2 bd · None ba · 1,976 sqft · MultiFamily public records · 31 Days on market

Built 1940 0.45 ac 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 +4.6/5.0
• Rent growth +3.8/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

This is your rare opportunity to capture land to develop on an established road in Bellevue. Welcome to 325 Glaser Ave where you have endless options. .. with multiple lots you can build four individual homes, combine everything to build one dream home, build a row of townhomes, or whatever you desire! Public Water, Gas, Sewer, & Electric is ready to go. Located in the Northgate school system. Minutes to the city of Pittsburgh. Easy access to Rt 65, I-279, multiple local parks, and all kinds of shopping & dining! You can even walk to the bus line!! The existing home has little to no value, the value is in the land, and the home will likely need to be torn down. No access to inside the home. Off-street parking or garages can be established from the alley between Glaser & Union. This is a low-side lot which allows for walk-out basements or integral garages. Let's building something to make your real estate portfolio grow!! Build Rentals. Build & Sell. Build to Live. The choice is yours!!

Key facts

• Public electric
• Public sewer
• Walk-out basements

Tags

• FLEXIBLE DEVELOPMENT POTENTIAL
• PUBLIC WATER
• PUBLIC SEWER
• PUBLIC GAS
• PUBLIC ELECTRIC
• WALK-OUT BASEMENTS

Property features AI

Finance

• HOA & community: Public transportation available nearby

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story property
• Exterior features: Lot dimensions approximately 147 x 136 x 167 x 160

Interior

• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 4.0% in Bellevue — 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 92/100 on livability (#9 in PA, #35 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Northgate SD (suburban): math 25% / reading 57% proficiency, ranked #354 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 (+5.2%/yr); 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 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 $64k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1940 — 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 B-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?
5. 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.
6. 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.
7. 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: 2.01% ✓
• Cap rate: 17.25%
• Cash-on-cash: 39.12%
• DSCR: 2.74
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.66×
• Total profit: $39,444
• Equity at exit: $12,674

10-year hold

• IRR: 45.4%
• Equity multiple: 5.80×
• Total profit: $114,288
• Equity at exit: $7,349

Cash invested: $23,800 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 80
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $776

Break-even live

Break-even rent $724

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Orchard Ave Bellevue, PA	3.0	1.0	1400	$1,295	$0.93	43d	1	0.42mi
189 N Balph Ave Pittsburgh, PA	3.0	1.0	1550	$1,850	$1.19	43d	1	0.51mi
421 N Ohio St Pittsburgh, PA	3.0	2.0	1747	$2,700	$1.55	1d	1	0.56mi

Listing history 27 events

1. 2026-06-18
   days on market $85,000 Active 31 DOM
2. 2026-06-17
   days on market $85,000 Active 30 DOM
3. 2026-06-16
   days on market $85,000 Active 29 DOM
4. 2026-06-15
   days on market $85,000 Active 28 DOM
5. 2026-06-13
   days on market $85,000 Active 26 DOM
6. 2026-06-13
   days on market $85,000 Active 25 DOM
7. 2026-06-09
   days on market $85,000 Active 22 DOM
8. 2026-06-08
   days on market $85,000 Active 21 DOM
9. 2026-06-07
   days on market $85,000 Active 20 DOM
10. 2026-06-03
    days on market $85,000 Active 16 DOM
11. 2026-06-02
    days on market $85,000 Active 15 DOM
12. 2026-06-01
    days on market $85,000 Active 14 DOM
13. 2026-05-31
    days on market $85,000 Active 13 DOM
14. 2026-05-18
    listed $85,000 Active
15. 2026-03-15
    historical Expired 1023-char remark

    Show marketing remark (1023 chars)

    This is your rare opportunity to capture land to develop on an established road in Bellevue. Welcome to 325 Glaser Ave where you have endless options. .. with multiple lots you can build four individual homes, combine everything to build one dream home, build a row of townhomes, or whatever you desire! Public Water, Gas, Sewer, & Electric is ready to go. Located in the Northgate school system. Minutes to the city of Pittsburgh. Easy access to Rt 65, I-279, multiple local parks, and all kinds of shopping & dining! You can even walk to the bus line!! The existing home has little to no value, the value is in the land, and the home will likely need to be torn down. No access to inside the home. Off-street parking or garages can be established from the alley between Glaser & Union. This is a low-side lot which allows for walk-out basements or integral garages. Let's building something to make your real estate portfolio grow!! Build Rentals. Build & Sell. Build to Live. The choice is yours!!

16. 2026-01-29
    price $99,500 1023-char remark

    Show marketing remark (1023 chars)

    This is your rare opportunity to capture land to develop on an established road in Bellevue. Welcome to 325 Glaser Ave where you have endless options. .. with multiple lots you can build four individual homes, combine everything to build one dream home, build a row of townhomes, or whatever you desire! Public Water, Gas, Sewer, & Electric is ready to go. Located in the Northgate school system. Minutes to the city of Pittsburgh. Easy access to Rt 65, I-279, multiple local parks, and all kinds of shopping & dining! You can even walk to the bus line!! The existing home has little to no value, the value is in the land, and the home will likely need to be torn down. No access to inside the home. Off-street parking or garages can be established from the alley between Glaser & Union. This is a low-side lot which allows for walk-out basements or integral garages. Let's building something to make your real estate portfolio grow!! Build Rentals. Build & Sell. Build to Live. The choice is yours!!

17. 2025-12-16
    price $115,000 1023-char remark

    Show marketing remark (1023 chars)

    This is your rare opportunity to capture land to develop on an established road in Bellevue. Welcome to 325 Glaser Ave where you have endless options. .. with multiple lots you can build four individual homes, combine everything to build one dream home, build a row of townhomes, or whatever you desire! Public Water, Gas, Sewer, & Electric is ready to go. Located in the Northgate school system. Minutes to the city of Pittsburgh. Easy access to Rt 65, I-279, multiple local parks, and all kinds of shopping & dining! You can even walk to the bus line!! The existing home has little to no value, the value is in the land, and the home will likely need to be torn down. No access to inside the home. Off-street parking or garages can be established from the alley between Glaser & Union. This is a low-side lot which allows for walk-out basements or integral garages. Let's building something to make your real estate portfolio grow!! Build Rentals. Build & Sell. Build to Live. The choice is yours!!

18. 2025-08-26
    price $135,000 1023-char remark

    Show marketing remark (1023 chars)

    This is your rare opportunity to capture land to develop on an established road in Bellevue. Welcome to 325 Glaser Ave where you have endless options. .. with multiple lots you can build four individual homes, combine everything to build one dream home, build a row of townhomes, or whatever you desire! Public Water, Gas, Sewer, & Electric is ready to go. Located in the Northgate school system. Minutes to the city of Pittsburgh. Easy access to Rt 65, I-279, multiple local parks, and all kinds of shopping & dining! You can even walk to the bus line!! The existing home has little to no value, the value is in the land, and the home will likely need to be torn down. No access to inside the home. Off-street parking or garages can be established from the alley between Glaser & Union. This is a low-side lot which allows for walk-out basements or integral garages. Let's building something to make your real estate portfolio grow!! Build Rentals. Build & Sell. Build to Live. The choice is yours!!

19. 2025-07-25
    status Active 1023-char remark

    Show marketing remark (1023 chars)

    This is your rare opportunity to capture land to develop on an established road in Bellevue. Welcome to 325 Glaser Ave where you have endless options. .. with multiple lots you can build four individual homes, combine everything to build one dream home, build a row of townhomes, or whatever you desire! Public Water, Gas, Sewer, & Electric is ready to go. Located in the Northgate school system. Minutes to the city of Pittsburgh. Easy access to Rt 65, I-279, multiple local parks, and all kinds of shopping & dining! You can even walk to the bus line!! The existing home has little to no value, the value is in the land, and the home will likely need to be torn down. No access to inside the home. Off-street parking or garages can be established from the alley between Glaser & Union. This is a low-side lot which allows for walk-out basements or integral garages. Let's building something to make your real estate portfolio grow!! Build Rentals. Build & Sell. Build to Live. The choice is yours!!

20. 2025-07-08
    historical Contingent 1023-char remark

    Show marketing remark (1023 chars)

    This is your rare opportunity to capture land to develop on an established road in Bellevue. Welcome to 325 Glaser Ave where you have endless options. .. with multiple lots you can build four individual homes, combine everything to build one dream home, build a row of townhomes, or whatever you desire! Public Water, Gas, Sewer, & Electric is ready to go. Located in the Northgate school system. Minutes to the city of Pittsburgh. Easy access to Rt 65, I-279, multiple local parks, and all kinds of shopping & dining! You can even walk to the bus line!! The existing home has little to no value, the value is in the land, and the home will likely need to be torn down. No access to inside the home. Off-street parking or garages can be established from the alley between Glaser & Union. This is a low-side lot which allows for walk-out basements or integral garages. Let's building something to make your real estate portfolio grow!! Build Rentals. Build & Sell. Build to Live. The choice is yours!!

21. 2025-03-16
    listed $150,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    This is your rare opportunity to capture land to develop on an established road in Bellevue. Welcome to 325 Glaser Ave where you have endless options. .. with multiple lots you can build four individual homes, combine everything to build one dream home, build a row of townhomes, or whatever you desire! Public Water, Gas, Sewer, & Electric is ready to go. Located in the Northgate school system. Minutes to the city of Pittsburgh. Easy access to Rt 65, I-279, multiple local parks, and all kinds of shopping & dining! You can even walk to the bus line!! The existing home has little to no value, the value is in the land, and the home will likely need to be torn down. No access to inside the home. Off-street parking or garages can be established from the alley between Glaser & Union. This is a low-side lot which allows for walk-out basements or integral garages. Let's building something to make your real estate portfolio grow!! Build Rentals. Build & Sell. Build to Live. The choice is yours!!

22. 2012-12-06
    soldstatus $63,875 216-char remark

    Show marketing remark (216 chars)

    Residential neighborhood. Includes 4 parcels. (215-k-00146, 215-k-00147, 215-k-00148, 215-k-00149) Large side by side duplex with new and separate gas and electric. New furnaces. Tenants pay gas, electric and water.

23. 2012-12-06
    price $80,000 216-char remark

    Show marketing remark (216 chars)

    Residential neighborhood. Includes 4 parcels. (215-k-00146, 215-k-00147, 215-k-00148, 215-k-00149) Large side by side duplex with new and separate gas and electric. New furnaces. Tenants pay gas, electric and water.

24. 2012-02-20
    listed $63,875 216-char remark

    Show marketing remark (216 chars)

    Residential neighborhood. Includes 4 parcels. (215-k-00146, 215-k-00147, 215-k-00148, 215-k-00149) Large side by side duplex with new and separate gas and electric. New furnaces. Tenants pay gas, electric and water.

25. 2004-07-23
    soldstatus $21,500
26. 2004-02-05
    listed $21,900
27. 1991-12-17
    soldstatus $35,000

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,218 · $101/mo
• Expected delta: +$125/yr (+$10/mo · 11.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,476
• − Mortgage interest: −$4,761
• − Property taxes: −$1,092
• − Insurance: −$425
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$2,473
• Taxable income: $8,449
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $7,282/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: Northgate SD
• NCES district ID: 4217770
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,084
• Composite: 34.15/100
• National rank: #5279
• State rank: #354 of 539 in PA

Livability — Bellevue

• Score: 92/100
• State rank: #9
• US rank: #35

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellevue, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

+142.9% since first listed

14 events — show timeline

• 2026-05-18 Listed $85,000 West Penn MLS
• 2026-03-15 Delisted — West Penn MLS
• 2026-01-29 Price Changed $99,500 West Penn MLS
• 2025-12-16 Price Changed $115,000 West Penn MLS
• 2025-08-26 Price Changed $135,000 West Penn MLS
• 2025-07-25 Relisted — West Penn MLS
• 2025-07-08 Contingent — West Penn MLS
• 2025-03-16 Listed $150,000 West Penn MLS
• 2012-12-06 Price Changed $80,000 West Penn MLS
• 2012-12-06 Sold (MLS) $63,875 West Penn MLS
• 2012-02-20 Listed $63,875 West Penn MLS
• 2004-07-23 Sold (MLS) $21,500 West Penn MLS
• 2004-02-05 Listed $21,900 West Penn MLS
• 1991-12-17 Sold (Public Records) $35,000 Public Records

Property tax history

+5.9%/yr

Latest (2026): $1,092 · +2.8% YoY. Source: county tax records.