216 Clifton Ave · Sharpsburg, PA 15215

$335,000

4 bd · 3.0 ba · 3,014 sqft · MultiFamily public records · 234 Days on market

Built 1900 5,183 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +6.9/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Must See- Solid Frame 3 level Triplex conveniently located in the heart of Sharpsburg in the Fox Chapel School District! Perfect for an investor looking for a great cash flow with appreciation potential or owner occupant living in one unit while collecting rents! Amazing location and well maintained! Building is professionally managed. Unit 1 First Floor (Occupied) Living Room, Kitchen, Bath, and 3 Bedrooms. Unit 2 Second Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Unit 3 Third Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Great sized covered front and rear porches and fenced in yard. Owner pays all utilities. 3 Gas Meters, 3 Electric Meters, and 1 Water Meter. 1 Car Detached garage for parking and driveway for off street parking as well! These units are nice and spacious- with many upgrades and natural light! Units 1 and 3 are updated, 2 needs updating to maximize rents. Not your average Triplex! This is a rare find, ideal for any investment portfolio!

Key facts

• Updated units
• Natural light
• Fenced in yard

Tags

• COVERED FRONT AND REAR PORCHES
• FENCED IN YARD
• NATURAL LIGHT
• UPDATED UNITS

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive. Per door: $282/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#248 in PA, #2,145 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, schools D-, employment D-.
• 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).
• At $4,065/mo this rent would consume 49% of the median local household income ($99k/yr) (locally 311% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $94k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $250k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 1.21% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.10×
• Total profit: $9,040
• Equity at exit: $49,950

10-year hold

• IRR: 14.1%
• Equity multiple: 2.26×
• Total profit: $117,847
• Equity at exit: $28,965

Cash invested: $93,800 (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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $4,065 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$414 /mo · $4,964/yr
• Insurance: −$140
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$854
• Net cashflow: $846

Break-even live

Break-even rent $2,994

Max offer price $335,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,035	-5% $941	+0% $846	+5% $751	+10% $656
Rent	-10% $525	-5% $685	+0% $846	+5% $1,006	+10% $1,167
Rate	-1.0pp $1,014	-0.5pp $931	base $846	+0.5pp $759	+1.0pp $671

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,065
Total (3 units)			$4,065

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 8th St Sharpsburg, PA	4.0	2.0	2240	$2,100	$0.94	18d	1	0.34mi
6026 Sawyer St Unit NA Pittsburgh, PA	3.0	2.0	2231	$2,500	$1.12	20d	1	1.00mi

Listing history 33 events

1. 2026-06-21
   days on market $335,000 Active 234 DOM
2. 2026-06-18
   days on market $335,000 Active 231 DOM
3. 2026-06-17
   days on market $335,000 Active 230 DOM
4. 2026-06-16
   days on market $335,000 Active 229 DOM
5. 2026-06-15
   days on market $335,000 Active 228 DOM
6. 2026-06-13
   days on market $335,000 Active 226 DOM
7. 2026-06-09
   days on market $335,000 Active 222 DOM
8. 2026-06-08
   days on market $335,000 Active 221 DOM
9. 2026-06-07
   days on market $335,000 Active 220 DOM
10. 2026-06-03
    days on market $335,000 Active 216 DOM
11. 2026-06-02
    days on market $335,000 Active 215 DOM
12. 2026-06-01
    days on market $335,000 Active 214 DOM
13. 2026-05-31
    days on market $335,000 Active 213 DOM
14. 2025-12-31
    status Active 999-char remark

    Show marketing remark (999 chars)

    Must See- Solid Frame 3 level Triplex conveniently located in the heart of Sharpsburg in the Fox Chapel School District! Perfect for an investor looking for a great cash flow with appreciation potential or owner occupant living in one unit while collecting rents! Amazing location and well maintained! Building is professionally managed. Unit 1 First Floor (Occupied) Living Room, Kitchen, Bath, and 3 Bedrooms. Unit 2 Second Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Unit 3 Third Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Great sized covered front and rear porches and fenced in yard. Owner pays all utilities. 3 Gas Meters, 3 Electric Meters, and 1 Water Meter. 1 Car Detached garage for parking and driveway for off street parking as well! These units are nice and spacious- with many upgrades and natural light! Units 1 and 3 are updated, 2 needs updating to maximize rents. Not your average Triplex! This is a rare find, ideal for any investment portfolio!

15. 2025-11-06
    status Pending 999-char remark

    Show marketing remark (999 chars)

    Must See- Solid Frame 3 level Triplex conveniently located in the heart of Sharpsburg in the Fox Chapel School District! Perfect for an investor looking for a great cash flow with appreciation potential or owner occupant living in one unit while collecting rents! Amazing location and well maintained! Building is professionally managed. Unit 1 First Floor (Occupied) Living Room, Kitchen, Bath, and 3 Bedrooms. Unit 2 Second Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Unit 3 Third Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Great sized covered front and rear porches and fenced in yard. Owner pays all utilities. 3 Gas Meters, 3 Electric Meters, and 1 Water Meter. 1 Car Detached garage for parking and driveway for off street parking as well! These units are nice and spacious- with many upgrades and natural light! Units 1 and 3 are updated, 2 needs updating to maximize rents. Not your average Triplex! This is a rare find, ideal for any investment portfolio!

16. 2025-09-19
    price $335,000 999-char remark

    Show marketing remark (999 chars)

    Must See- Solid Frame 3 level Triplex conveniently located in the heart of Sharpsburg in the Fox Chapel School District! Perfect for an investor looking for a great cash flow with appreciation potential or owner occupant living in one unit while collecting rents! Amazing location and well maintained! Building is professionally managed. Unit 1 First Floor (Occupied) Living Room, Kitchen, Bath, and 3 Bedrooms. Unit 2 Second Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Unit 3 Third Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Great sized covered front and rear porches and fenced in yard. Owner pays all utilities. 3 Gas Meters, 3 Electric Meters, and 1 Water Meter. 1 Car Detached garage for parking and driveway for off street parking as well! These units are nice and spacious- with many upgrades and natural light! Units 1 and 3 are updated, 2 needs updating to maximize rents. Not your average Triplex! This is a rare find, ideal for any investment portfolio!

17. 2025-09-05
    listed $349,999 Active 999-char remark

    Show marketing remark (999 chars)

    Must See- Solid Frame 3 level Triplex conveniently located in the heart of Sharpsburg in the Fox Chapel School District! Perfect for an investor looking for a great cash flow with appreciation potential or owner occupant living in one unit while collecting rents! Amazing location and well maintained! Building is professionally managed. Unit 1 First Floor (Occupied) Living Room, Kitchen, Bath, and 3 Bedrooms. Unit 2 Second Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Unit 3 Third Floor (Occupied) Living Room, Kitchen, Bath, and 2 Bedrooms. Great sized covered front and rear porches and fenced in yard. Owner pays all utilities. 3 Gas Meters, 3 Electric Meters, and 1 Water Meter. 1 Car Detached garage for parking and driveway for off street parking as well! These units are nice and spacious- with many upgrades and natural light! Units 1 and 3 are updated, 2 needs updating to maximize rents. Not your average Triplex! This is a rare find, ideal for any investment portfolio!

18. 2023-09-25
    historical $1,250
19. 2023-09-21
    listed $1,250
20. 2023-09-14
    historical $1,375
21. 2023-08-10
    price $1,375
22. 2023-07-29
    price $1,450
23. 2022-09-09
    soldstatus $250,000 Closed 301-char remark

    Show marketing remark (301 chars)

    Good money making triplex in Sharpsburg. Long term tenant on the 1st fl in the 3 bed 1 bath unit. The upstairs units are both 2 bed 1 bath units. New roof in 2013. Fox Chapel school district, close to public transportation and Kennedy Park is just steps away. Property is being sold "as is"

24. 2022-09-07
    status Pending 301-char remark

    Show marketing remark (301 chars)

    Good money making triplex in Sharpsburg. Long term tenant on the 1st fl in the 3 bed 1 bath unit. The upstairs units are both 2 bed 1 bath units. New roof in 2013. Fox Chapel school district, close to public transportation and Kennedy Park is just steps away. Property is being sold "as is"

25. 2022-07-26
    historical Contingent 301-char remark

    Show marketing remark (301 chars)

    Good money making triplex in Sharpsburg. Long term tenant on the 1st fl in the 3 bed 1 bath unit. The upstairs units are both 2 bed 1 bath units. New roof in 2013. Fox Chapel school district, close to public transportation and Kennedy Park is just steps away. Property is being sold "as is"

26. 2022-07-19
    status Active 301-char remark

    Show marketing remark (301 chars)

    Good money making triplex in Sharpsburg. Long term tenant on the 1st fl in the 3 bed 1 bath unit. The upstairs units are both 2 bed 1 bath units. New roof in 2013. Fox Chapel school district, close to public transportation and Kennedy Park is just steps away. Property is being sold "as is"

27. 2022-07-10
    historical Contingent 301-char remark

    Show marketing remark (301 chars)

    Good money making triplex in Sharpsburg. Long term tenant on the 1st fl in the 3 bed 1 bath unit. The upstairs units are both 2 bed 1 bath units. New roof in 2013. Fox Chapel school district, close to public transportation and Kennedy Park is just steps away. Property is being sold "as is"

28. 2022-07-06
    listed $260,000 Active 301-char remark

    Show marketing remark (301 chars)

    Good money making triplex in Sharpsburg. Long term tenant on the 1st fl in the 3 bed 1 bath unit. The upstairs units are both 2 bed 1 bath units. New roof in 2013. Fox Chapel school district, close to public transportation and Kennedy Park is just steps away. Property is being sold "as is"

29. 2016-09-07
    soldstatus $118,000
30. 2016-09-02
    soldstatus $118,000 Sold
31. 2016-07-20
    status Under Contract
32. 2016-06-13
    listed $140,000 Active
33. 1988-10-31
    soldstatus $53,000

ⓘ 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: $4,964 · $414/mo
• Projected year-2 tax: $5,129 · $427/mo
• Expected delta: +$164/yr (+$14/mo · 3.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,780
• − Mortgage interest: −$18,765
• − Property taxes: −$4,964
• − Insurance: −$2,342
• − Repairs & maintenance: −$3,902
• − Management: −$3,902
• − Depreciation: −$9,745
• Taxable income: $5,159
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $8,911/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 — Sharpsburg

• Score: 79/100
• State rank: #248
• US rank: #2145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpsburg, 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

+532.1% since first listed

20 events — show timeline

• 2025-12-31 Relisted — West Penn MLS
• 2025-11-06 Pending — West Penn MLS
• 2025-09-19 Price Changed $335,000 West Penn MLS
• 2025-09-05 Listed $349,999 West Penn MLS
• 2023-09-25 Rental Removed $1,250 APPFOLIO
• 2023-09-21 Listed for Rent $1,250 APPFOLIO
• 2023-09-14 Rental Removed $1,375 WPMLS
• 2023-08-10 Price Changed $1,375 WPMLS
• 2023-07-29 Price Changed $1,450 WPMLS
• 2022-09-09 Sold (MLS) $250,000 West Penn MLS
• 2022-09-07 Pending — West Penn MLS
• 2022-07-26 Contingent — West Penn MLS
• 2022-07-19 Relisted — West Penn MLS
• 2022-07-10 Contingent — West Penn MLS
• 2022-07-06 Listed $260,000 West Penn MLS
• 2016-09-07 Sold (Public Records) $118,000 Public Records
• 2016-09-02 Sold (MLS) $118,000 West Penn MLS
• 2016-07-20 Pending — West Penn MLS
• 2016-06-13 Listed $140,000 West Penn MLS
• 1988-10-31 Sold (Public Records) $53,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $4,964 · +1.3% YoY. Source: county tax records.