116 6th Ave · West View, PA 15229

$105,000

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 34 Days on market

Built 1950 6,250 sqft lot $88/sqft · 57% below area

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this 2-story frame home at 116 6th Ave in Ross Township, offering great potential for homeowners or investors. Featuring a welcoming front porch and an integral garage, this property provides both charm and convenience. The layout offers functional living space with opportunity to make it your own. With minor TLC needed, this home is perfect for those looking to add value and personalize. Conveniently located near local amenities, shopping, and major roadways. Property is being sold as-is. Don’t miss this opportunity to bring your vision to life! Equal Housing Opportunity. Sale subject to appraisal. Lead-Based Paint notice required for properties built prior to 1978.

Key facts

• Integral garage
• Front porch
• Major roadways

Tags

• FRONT PORCH
• INTEGRAL GARAGE
• FUNCTIONAL LIVING SPACE
• LOCAL AMENITIES
• SHOPPING
• MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Attached garage; Built-in parking (1 space)
• Home design: 2-story home; Resale property; Asphalt roof; Frame construction
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot approximately 0.1435 acres

Interior

• Kitchen: Kitchen on main level (9 x 11)
• Bedrooms: Upper bedroom (10 x 13); Upper bedroom (13 x 14); Main-level bedroom (10 x 11)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood flooring; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.8% in West View — 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 (#8 in PA, #32 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• North Hills SD (suburban): math 48% / reading 72% proficiency, ranked #70 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Ross El Sch (math 57% / reading 78%, grade B+, #192 of 1,518 statewide, top 13%, 501 students, 20% FRL); North Hills Ms (math 37% / reading 70%, grade C+, #86 of 512 statewide, top 17%, 1,070 students, 28% FRL); North Hills Shs (math 71% / reading 75%, grade B+, #35 of 437 statewide, top 8%, 1,383 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 43 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.36% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.1

CMA / ARV

• ARV (median comp): $243,669
• List price: $105,000
• Delta: -56.91%
• 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
171 6th Ave	0.28mi	3/1.0	1,142 (-4%)	5mo	$157,000	$137	76
20 Westfield Ave	0.36mi	3/1.5	1,232 (+4%)	2mo	$200,000	$162	74
324 Ridgewood Ave	0.49mi	3/1.0	1,216 (+2%)	2mo	$105,500	$87	72
117 8th Ave	0.12mi	3/2.0	1,050 (-12%)	2mo	$310,000	$295	69
112 Lansing Ave	0.43mi	3/2.0	1,242 (+4%)	6mo	$288,000	$232	64
3210 Evergreen Rd	0.52mi	2/1.0 (-1)	1,168 (-2%)	5mo	$215,000	$184	63
367 Center Ave	0.43mi	3/2.5	1,260 (+6%)	3mo	$209,000	$166	61
82 Mount Vernon Ave	0.42mi	3/1.0	1,056 (-11%)	1mo	$224,500	$213	61
227 Clairmont Ave	0.40mi	3/1.0	1,344 (+13%)	1mo	$231,000	$172	59
155 Clairmont Ave	0.49mi	3/2.5	1,300 (+9%)	3mo	$248,900	$191	53
224 Jamaica Ave	0.66mi	2/2.0 (-1)	1,092 (-8%)	4mo	$249,900	$229	43
118 Kentzel Rd	0.65mi	2/1.0 (-1)	1,025 (-14%)	2mo	$220,000	$215	40

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,863
• Equity at exit: $15,656

10-year hold

• IRR: 7.7%
• Equity multiple: 1.57×
• Total profit: $16,903
• Equity at exit: $9,078

Cash invested: $29,400 (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 15229

• Rents YoY: 2.7%
• Active inventory: 43
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$551
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $243

Break-even live

Break-even rent $1,123

Max offer price $105,000

Occupancy floor 78%

Sensitivity live

Price	-10% $303	-5% $273	+0% $243	+5% $214	+10% $184
Rent	-10% $130	-5% $187	+0% $243	+5% $300	+10% $357
Rate	-1.0pp $296	-0.5pp $270	base $243	+0.5pp $216	+1.0pp $189

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 5th Ave West View, PA	2.0	1.0	828	$1,300	$1.57	25d	1	0.29mi
105 5th Ave West View, PA	2.0	1.0	828	$1,300	$1.57	25d	1	0.30mi
21 Chalfonte Ave Unit 2 Pittsburgh, PA	3.0	1.5	1100	$995	$0.90	12d	1	0.35mi
336 Perry Hwy Unit PER336-306 West View, PA	2.0	1.0	901	$995	$1.10	45d	1	0.36mi
336 Perry Hwy Unit PER336-404 West View, PA	2.0	1.0	901	$995	$1.10	46d	1	0.36mi
226 Frankfort Ave #1 Pittsburgh, PA	2.0	1.0	900	$1,500	$1.67	9d	1	0.60mi
107 Ridgewood Ave Pittsburgh, PA	2.0	1.0	1050	$1,500	$1.43	25d	1	0.63mi
100 Park Plaza Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	766	$1,665	$2.17	16d	1	0.76mi
218 Bronx Ave #1 Pittsburgh, PA	2.0	1.0	860	$1,100	$1.28	45d	1	0.81mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$3,502	$2.89	3d	37	0.94mi
114 Tally Dr Pittsburgh, PA	1.0–3.0	1.0–2.0	847	$1,450	$1.71	45d	5	1.12mi
100 E West Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$1,640	$1.80	3d	19	1.13mi
100 Hilands Pl Unit L169 Pittsburgh, PA	2.0	1.0	850	$995	$1.17	45d	1	1.24mi
3001 McKnight East Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	917	$2,005	$2.19	3d	14	1.32mi
206 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,500	$1.32	9d	1	1.32mi
250 Nazareth Way Pittsburgh, PA	1.0–2.0	1.0	1187	$1,150	$0.97	45d	1	1.34mi
106 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,550	$1.36	9d	1	1.40mi
103 McKnight Cir Pittsburgh, PA	1.0–3.0	1.0–2.0	1275	$3,000	$2.35	3d	1	1.46mi
552 Union Ave Unit 552 Pittsburgh, PA	2.0	1.0	900	$1,100	$1.22	45d	1	1.50mi

Listing history 2 events

1. 2026-05-08
   historical Contingent 694-char remark
2. 2026-04-22
   listed $105,000 Active 694-char remark

ⓘ 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: $2,849 · $237/mo
• Projected year-2 tax: $2,849 · $237/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $17,176
• − Mortgage interest: −$5,882
• − Property taxes: −$2,849
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,055
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,573/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: North Hills SD
• NCES district ID: 4217220
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 72% ▼ -10.00%
• Median HH income: $60,841
• Composite: 52.02/100
• National rank: #1637
• State rank: #70 of 539 in PA

Livability — West View

• Score: 92/100
• State rank: #8
• US rank: #32

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

• County: Allegheny County · 1,022,028 people
• City population: 15,251
• Metro: Pittsburgh, PA
• Population (ZIP): 15,188
• Household income: $90,703
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 261.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 8% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -142.50%
• Current HPI: 256.8177
• Rent YoY: ▲ 2.67%
• 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

3 events — show timeline

• 2026-05-27 Pending — West Penn MLS
• 2026-05-08 Contingent — West Penn MLS
• 2026-04-22 Listed $105,000 West Penn MLS

Property tax history

+3.8%/yr

Latest (2026): $2,849 · +25.4% YoY. Source: county tax records.