Andrews Plan · Moon, PA 15108

$344,990

4 bd · 2.5 ba · 1,934 sqft · Townhouse · 222 Days on market

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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 +6.8/30.0
• Schools +5.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly constructed luxury townhome in the River Ridge Community boasts a thoughtfully designed floorplan that maximizes space and comfort. The home features four spacious bedrooms, providing ample room for family and guests. The master suite includes a walk-in closet and an en-suite bathroom, offering a private retreat within the home. The main level is designed for both functionality and style, with 9 ft ceilings that create an open and airy atmosphere. The living area flows seamlessly into the dining space and kitchen, making it perfect for entertaining. The kitchen is a chef's dream, equipped with upgraded cabinets, stainless steel appliances, quartz countertops, and a large island that serves as a focal point for gatherings. The luxury vinyl plank (LVP) flooring throughout the main level adds a touch of elegance and durability. Adjacent to the kitchen is a cozy breakfast nook, ideal for casual meals and morning coffee. The attached 2-car garage provides convenient access to the home, ensuring ease of entry and additional storage space. The upper level houses the bedrooms, including the master suite, and additional bathrooms, ensuring privacy and comfort for all residents. Each bedroom is designed with ample closet space and large windows that allow natural light to flood the rooms. Overall, this townhome's floorplan is designed to cater to modern living needs, combining luxury, convenience, and style in one beautiful package.

Key facts

• Luxury townhome
• Walk-in closet
• En-suite bathroom

Tags

• LUXURY TOWNHOME
• RIVER RIDGE COMMUNITY
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• 9 FT CEILINGS
• UPGRADED CABINETS

🏗️ New construction. The $344,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $391,586.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $345k.

Deal economics

• At list price, monthly cash flow is $-606 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (22.9% below list).
• Recommended offer: $266k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 32% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,815 (22.9% 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. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.63%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $391,586
• List price: $344,990
• Delta: -11.90%
• 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
118 River Ridge Dr	0.01mi	3/2.5 (-1)	2,208 (+14%)	5mo	$396,990	$180	67
147 River Rdg	0.09mi	3/2.5 (-1)	2,208 (+14%)	2mo	$402,990	$183	66
218 Hunter Dr	0.50mi	3/2.5 (-1)	1,924 (-0%)	6mo	$368,990	$192	66
153 River Ridge Dr	0.10mi	3/2.5 (-1)	2,208 (+14%)	2mo	$379,990	$172	65
151 River Ridge Dr	0.10mi	3/2.5 (-1)	2,208 (+14%)	2mo	$388,990	$176	65
149 River Ridge Dr	0.10mi	3/2.5 (-1)	2,208 (+14%)	2mo	$388,990	$176	65
155 River Ridge Dr	0.11mi	3/2.5 (-1)	2,208 (+14%)	2mo	$407,490	$185	65
116 River Ridge Dr	0.01mi	3/2.5 (-1)	2,208 (+14%)	10mo	$369,990	$168	63
134 River Ridge Dr	0.06mi	3/2.5 (-1)	2,208 (+14%)	7mo	$385,990	$175	63
136 River Ridge Dr	0.07mi	3/2.5 (-1)	2,208 (+14%)	7mo	$409,990	$186	62
132 River Ridge Dr	0.06mi	3/2.5 (-1)	2,208 (+14%)	7mo	$411,990	$187	62
220 Hunter Dr	0.49mi	3/2.5 (-1)	2,024 (+5%)	7mo	$379,990	$188	59

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.10×
• Total profit: $-98,968
• Equity at exit: $58,387

10-year hold

• IRR: -20.4%
• Equity multiple: -0.12×
• Total profit: $-122,901
• Equity at exit: $33,857

Cash invested: $109,644 (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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,658 medium
• Mortgage (P&I): −$2,054
• Tax est. 1.5%: −$489 /mo · $5,874/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-606

Break-even live

Break-even rent $3,426

Max offer price $303,864

Occupancy floor —

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: $97,896
• Closing costs: $11,748
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Westbury Dr Coraopolis, PA	4.0	2.5	1639	$2,450	$1.49	1d	1	0.71mi
325 Centennial Ave Sewickley, PA	3.0	2.5	1654	$3,850	$2.33	1d	1	1.32mi
634 Maple Ln Sewickley, PA	3.0	2.5	1714	$2,500	$1.46	1d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $344,990 Active 222 DOM
2. 2026-06-17
   days on market $344,990 Active 221 DOM
3. 2026-06-16
   days on market $344,990 Active 220 DOM
4. 2026-06-15
   days on market $344,990 Active 219 DOM
5. 2026-06-13
   days on market $344,990 Active 217 DOM
6. 2026-06-09
   days on market $344,990 Active 213 DOM
7. 2026-06-08
   days on market $344,990 Active 212 DOM
8. 2026-06-07
   days on market $344,990 Active 211 DOM
9. 2026-06-05
   days on market $344,990 Active 208 DOM
10. 2026-06-03
    days on market $344,990 Active 207 DOM
11. 2026-06-02
    days on market $344,990 Active 206 DOM
12. 2026-06-01
    days on market $344,990 Active 205 DOM
13. 2026-05-31
    days on market $344,990 Active 204 DOM
14. 2025-11-08
    listed $344,990 Active 1457-char remark

    Show marketing remark (1457 chars)

    This newly constructed luxury townhome in the River Ridge Community boasts a thoughtfully designed floorplan that maximizes space and comfort. The home features four spacious bedrooms, providing ample room for family and guests. The master suite includes a walk-in closet and an en-suite bathroom, offering a private retreat within the home. The main level is designed for both functionality and style, with 9 ft ceilings that create an open and airy atmosphere. The living area flows seamlessly into the dining space and kitchen, making it perfect for entertaining. The kitchen is a chef's dream, equipped with upgraded cabinets, stainless steel appliances, quartz countertops, and a large island that serves as a focal point for gatherings. The luxury vinyl plank (LVP) flooring throughout the main level adds a touch of elegance and durability. Adjacent to the kitchen is a cozy breakfast nook, ideal for casual meals and morning coffee. The attached 2-car garage provides convenient access to the home, ensuring ease of entry and additional storage space. The upper level houses the bedrooms, including the master suite, and additional bathrooms, ensuring privacy and comfort for all residents. Each bedroom is designed with ample closet space and large windows that allow natural light to flood the rooms. Overall, this townhome's floorplan is designed to cater to modern living needs, combining luxury, convenience, and style in one beautiful package.

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

Taxation est. · year 1

• Rental income: $31,898
• − Mortgage interest: −$21,935
• − Property taxes: −$5,874
• − Insurance: −$1,958
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$11,392
• Taxable loss: −$14,364
• Est. tax savings @ 24.0%: +$3,447
• After-tax cash flow: $-3,827/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: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — Moon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

1 event — show timeline

• 2025-11-08 Listed $344,990 Zillow