326/328 Highland Ln · Edgeworth, PA 15143

$420,000

4 bd · 3.0 ba · — sqft · Townhouse · 8 Days on market

Built 1920 5,998 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.0/30.0
• Schools +6.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex sold "as is" One unit is vacant. Quaker Valley School District, Convenient Location, near parks, roof @15 yrs old, new furnace 2014

Key facts

• Clean dry basements
• Bright living room
• Versatile bonus room

Tags

• RENTAL INCOME POTENTIAL
• BRIGHT LIVING ROOM
• VERSATILE BONUS ROOM
• CLEAN DRY BASEMENTS
• LARGE SHARED BACKYARD
• MATURE TREES

Property features AI

Finance

• Financial info: Two-unit property with current rent listed for one unit at $1,525

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: R3 zoning
• Construction: Frame construction; Asphalt roof; Built with a basement (walk-out)
• Exterior features: On-street parking

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 2 bathrooms (1 full and 1 half)
• Interior features: Walk-out basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $420k.

Deal economics

• At list price, monthly cash flow is $-625 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (31.4% below list).
• Recommended offer: $288k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#323 in PA, #2,858 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, cost of living F.
• Quaker Valley SD (suburban): math 61% / reading 82% proficiency, ranked #19 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Quaker Valley Ms (math 45% / reading 80%, grade B+, #30 of 512 statewide, top 6%, 418 students, 25% FRL); Quaker Valley Hs (math 72%, 581 students, 18% FRL).
• Market conditions: 138 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $185k; list at $420k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $288,282 (31.4% 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. Built in 1920 — 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 A-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. 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?
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: 0.69% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.38%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-107,827
• Equity at exit: $62,623

10-year hold

• IRR: -25.3%
• Equity multiple: -0.23×
• Total profit: $-144,983
• Equity at exit: $36,314

Cash invested: $117,600 (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 15143

• Active inventory: 138
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,883 high
• Mortgage (P&I): −$2,203
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-625

Break-even live

Break-even rent $3,674

Max offer price $329,547

Occupancy floor —

Sensitivity live

Price	-10% $-335	-5% $-480	+0% $-625	+5% $-770	+10% $-915
Rent	-10% $-853	-5% $-739	+0% $-625	+5% $-511	+10% $-397
Rate	-1.0pp $-414	-0.5pp $-518	base $-625	+0.5pp $-734	+1.0pp $-845

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Centennial Ave Sewickley, PA	3.0	2.5	1654	$3,850	$2.33	3d	1	0.84mi
518 Broad St Unit 2 Sewickley, PA	3.0	1.0	1200	$2,350	$1.96	45d	1	1.03mi
128 River Ridge Dr Coraopolis, PA	4.0	3.0	2691	$3,495	$1.30	45d	1	1.11mi
327 Chestnut St Sewickley, PA	3.0	1.0	1100	$2,750	$2.50	3d	1	1.17mi
732 Orchard Ter Sewickley, PA	3.0	2.0	2090	$3,300	$1.58	3d	1	1.20mi
911 Nevin Ave Sewickley, PA	4.0	2.0	1536	$2,950	$1.92	12d	1	1.36mi
634 Maple Ln Sewickley, PA	3.0	2.5	1714	$2,500	$1.46	3d	1	1.39mi
220 Graham St Unit 5/E Sewickley, PA	3.0	1.0	2000	$2,000	$1.00	3d	1	1.40mi

Listing history 7 events

1. 2026-06-21
   days on market $420,000 Active 8 DOM
2. 2026-06-18
   days on market $420,000 Active 5 DOM
3. 2026-06-17
   days on market $420,000 Active 4 DOM
4. 2026-06-16
   days on market $420,000 Active 3 DOM
5. 2026-06-15
   days on market $420,000 Active 2 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $420,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,594
• − Mortgage interest: −$23,527
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,768
• − Management: −$2,768
• − Depreciation: −$12,218
• Taxable loss: −$15,086
• Est. tax savings @ 24.0%: +$3,621
• After-tax cash flow: $-3,881/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: Quaker Valley SD
• NCES district ID: 4219860
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $70,633
• Composite: 62.5/100
• National rank: #686
• State rank: #19 of 539 in PA

Livability — Edgeworth

• Score: 77/100
• State rank: #323
• US rank: #2858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgeworth, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 21,851
• Household income: $132,674
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 408.0

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% Asian 8% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Slovak 2% Italian 2%
• Foreign-born: 8% · China, Canada
• Languages at home: 90% English-only · Other Asian/Pacific 3% Other Indo-European 3% 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: ▼ -209.16%
• Current HPI: 262.7986
• Rent YoY: —
• 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

+110.0% since first listed

6 events — show timeline

• 2026-06-12 Listed $420,000 West Penn MLS
• 2016-03-16 Price Changed $185,000 West Penn MLS
• 2016-03-15 Sold (MLS) $185,000 West Penn MLS
• 2016-02-06 Pending — West Penn MLS
• 2016-02-05 Price Changed $200,000 West Penn MLS
• 2015-12-09 Listed $200,000 West Penn MLS