110 Center St · East Pittsburgh, PA 15112

$75,000

2 bd · 1.0 ba · 884 sqft · Townhouse public records · 164 Days on market

Built 1953 1,463 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Attached single family residence located in E Pittsburgh and conveniently located near Route 30 and minutes from Downtown Pittsburgh

Key facts

• 2 story brick home
• 1,463 sq ft lot
• Built 1953

Tags

• 2 STORY BRICK HOME
• HEART OF E PITTSBURGH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,022 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F, health & safety F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilkins El Steam Academy (math 8% / reading 17%, grade F, #1,362 of 1,518 statewide, top 92%, 416 students, 100% FRL); Dickson Prep Steam Academy (math 8% / reading 27%, grade F, #455 of 512 statewide, top 89%, 642 students, 100% FRL); Woodland Hills Hs (math 37% / reading 30%, grade F, #323 of 437 statewide, top 74%, 949 students, 89% FRL) — zoned schools average 96% FRL vs 69% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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

• In year one you build about $1k of equity ($519 loan paydown + $715 appreciation (0.9% local appreciation)).
• At projected returns (0.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $75k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $45,968
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 Howard St	0.32mi	2/1.0	960 (+9%)	15mo	$50,000	$52	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.91×
• Total profit: $19,037
• Equity at exit: $25,424

10-year hold

• IRR: 21.1%
• Equity multiple: 3.55×
• Total profit: $53,463
• Equity at exit: $33,647

Cash invested: $21,000 (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 15112

• Home prices YoY: 0.5%
• Active inventory: 14
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$393
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $279

Break-even live

Break-even rent $687

Max offer price $75,000

Occupancy floor 68%

Sensitivity live

Price	-10% $322	-5% $300	+0% $279	+5% $258	+10% $237
Rent	-10% $197	-5% $238	+0% $279	+5% $320	+10% $361
Rate	-1.0pp $317	-0.5pp $298	base $279	+0.5pp $260	+1.0pp $240

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Franklin St Unit 3 East Pittsburgh, PA	1.0	1.0	646	$1,050	$1.63	45d	1	0.17mi
1508 Ridge Ave Unit 3 Braddock, PA	1.0	1.0	850	$680	$0.80	45d	1	0.57mi
810 Wood St Unit 1 East Pittsburgh, PA	1.0	1.0	1000	$1,200	$1.20	9d	1	0.59mi
1310 Brinton Ave Unit 1 Braddock, PA	2.0	1.0	800	$1,000	$1.25	45d	1	0.65mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	5d	1	0.88mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	14d	1	0.96mi
817 Kirkpatrick Ave Unit 8171-A Braddock, PA	2.0	1.0	866	$800	$0.92	45d	1	1.02mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	45d	1	1.10mi
12 Demmer Ave Unit 2 Pittsburgh, PA	1.0	1.0	750	$725	$0.97	25d	1	1.16mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	45d	1	1.18mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	45d	1	1.18mi
906 Penn Ave Turtle Creek, PA	1.0	1.0	588	$895	$1.52	5d	1	1.18mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	25d	1	1.18mi
221 Grant St Unit 221-B Turtle Creek, PA	2.0	1.0	756	$775	$1.03	45d	1	1.28mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	3d	10	1.36mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	45d	1	1.39mi
918 Oak Ave Turtle Creek, PA	1.0	1.0	750	$1,100	$1.47	25d	1	1.42mi

Listing history 11 events

1. 2025-12-23
   status Pending
2. 2025-10-08
   price $75,000
3. 2025-07-12
   listed $85,000 Active
4. 2025-07-04
   historical Expired 132-char remark

   Show marketing remark (132 chars)

   Attached single family residence located in E Pittsburgh and conveniently located near Route 30 and minutes from Downtown Pittsburgh

5. 2025-01-17
   listed $85,000 Active 132-char remark

   Show marketing remark (132 chars)

   Attached single family residence located in E Pittsburgh and conveniently located near Route 30 and minutes from Downtown Pittsburgh

6. 2024-12-31
   historical Expired 210-char remark

   Show marketing remark (210 chars)

   Attached single family residence located in E Pittsburgh and conveniently located near Route 30 and minutes from Downtown Pittsburgh. Property being sold with larger portfolio but could also be sold separately.

7. 2024-09-16
   listed $85,000 Active 210-char remark

   Show marketing remark (210 chars)

   Attached single family residence located in E Pittsburgh and conveniently located near Route 30 and minutes from Downtown Pittsburgh. Property being sold with larger portfolio but could also be sold separately.

8. 2012-10-25
   soldstatus $19,900
9. 2011-04-15
   listed $22,000
10. 1986-07-11
    soldstatus $13,000
11. 1975-04-16
    soldstatus $8,400

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,414 · $118/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 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,477
• − Mortgage interest: −$4,201
• − Property taxes: −$1,414
• − Insurance: −$375
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,182
• Taxable income: $2,309
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $2,794/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — East Pittsburgh

• Score: 66/100
• State rank: #1022
• US rank: #11300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Pittsburgh, PA
• Population (ZIP): 3,345

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▲ 0.95%
• Current HPI: 176.5537
• Rent YoY: —
• Metro: —
• 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

+792.9% since first listed

11 events — show timeline

• 2025-12-23 Pending — West Penn MLS
• 2025-10-08 Price Changed $75,000 West Penn MLS
• 2025-07-12 Listed $85,000 West Penn MLS
• 2025-07-04 Delisted — West Penn MLS
• 2025-01-17 Listed $85,000 West Penn MLS
• 2024-12-31 Delisted — West Penn MLS
• 2024-09-16 Listed $85,000 West Penn MLS
• 2012-10-25 Sold (Public Records) $19,900 Public Records
• 2011-04-15 Listed $22,000 West Penn MLS
• 1986-07-11 Sold (Public Records) $13,000 Public Records
• 1975-04-16 Sold (Public Records) $8,400 Public Records

Property tax history

+5.1%/yr

Latest (2026): $1,414 · +6.2% YoY. Source: county tax records.