227 E Virginia Ave · Munhall, PA 15120

$140,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 43 Days on market

Built 1910 2,500 sqft lot Est $153k · 8% under

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +11.2/15.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The perfect starter home! New roof, new furnace, new electrical - no worries here! (plus home warranty!) Freshly painted interior and professionally cleaned carpets for the new homeowners. Quaint touches throughout the home; many little original charming features live on among updates such as the full bath and closet organization - Master even offers a walk in! Many outdoor spaces to relax, both the generous front porch and back deck are covered from the elements as well as a lower level patio with a fully fenced in yard. Full basement offers plenty of storage space equipped with washer dryer. Second commode in basement could easily become a second full or half bath.

Key facts

• Covered front porch
• Decorative fireplace
• Back yard

Tags

• COVERED FRONT PORCH
• DECORATIVE FIREPLACE
• FORMAL DINING ROOM
• FULLY EQUIPPED KITCHEN
• REAR DECK
• BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $63 ($761/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.4% below list).
• Recommended offer: $121k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#308 in PA, #2,734 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Steel Valley Ms (math 17% / reading 38%, grade F, #399 of 512 statewide, top 79%, 404 students, 100% FRL); Steel Valley Shs (math 57%, 400 students, 88% FRL) — zoned schools average 94% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 93 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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 $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,300 (13.4% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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: 0.87% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $152,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 E Virginia Ave	0.00mi	2/1.0	936 (0%)	1mo	$133,000	$142	99
245 E Eugene St	0.05mi	2/1.5	880 (-6%)	0mo	$159,000	$181	86
4632 Woodhill Dr	0.38mi	2/1.0	925 (-1%)	1mo	$168,350	$182	79
505 Bellwood Rd	0.34mi	2/1.0	1,008 (+8%)	10mo	$120,000	$119	63
4538 Woodhill Dr	0.46mi	3/2.0 (+1)	925 (-1%)	7mo	$200,000	$216	62
3915 Davis Ave	0.29mi	3/2.0 (+1)	1,000 (+7%)	7mo	$139,900	$140	60
2311 Clinton St	0.74mi	2/2.0	952 (+2%)	1mo	$176,000	$185	58
2444 Dewey St	0.57mi	2/1.0	1,060 (+13%)	0mo	$61,000	$58	51
224 Mercer Ave	0.55mi	2/1.0	1,050 (+12%)	7mo	$169,000	$161	48
3484 York St	0.66mi	3/1.0 (+1)	858 (-8%)	8mo	$139,900	$163	44
3227 Virginia Ave	0.75mi	2/1.0	1,056 (+13%)	8mo	$101,500	$96	37
116 Bellwood Rd	0.69mi	3/1.5 (+1)	1,027 (+10%)	11mo	$198,000	$193	36

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-17,365
• Equity at exit: $20,874

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-4,545
• Equity at exit: $12,105

Cash invested: $39,200 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 93
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$734
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $63

Break-even live

Break-even rent $1,133

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $143	-5% $103	+0% $63	+5% $24	+10% $-16
Rent	-10% $-32	-5% $16	+0% $63	+5% $111	+10% $159
Rate	-1.0pp $134	-0.5pp $99	base $63	+0.5pp $27	+1.0pp $-10

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 St Therese Ct Munhall, PA	1.0	1.0	620	$1,275	$2.06	45d	1	0.18mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	45d	1	0.23mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	25d	1	0.52mi
4511 Main St Unit B Munhall, PA	1.0	1.0	700	$1,100	$1.57	45d	1	0.60mi
442 Brierly Ln Unit 442 West Mifflin, PA	2.0	1.0	800	$995	$1.24	6d	1	0.76mi
440 Brierly Ln Unit 440 West Mifflin, PA	2.0	1.0	800	$1,095	$1.37	6d	1	0.77mi
448 Brierly Ln Unit 448 West Mifflin, PA	2.0	1.0	800	$1,095	$1.37	6d	1	0.77mi
402 Brierly Ln West Mifflin, PA	2.0	1.0	1100	$1,145	$1.04	25d	1	0.77mi
2104 West St Unit 2F Munhall, PA	1.0	1.0	800	$940	$1.18	16d	1	0.91mi
2104 West St Unit 2R Munhall, PA	1.0	1.0	825	$950	$1.15	16d	1	0.91mi
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	18d	1	1.28mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	18d	1	1.28mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	45d	1	1.37mi

Listing history 11 events

1. 2026-04-15
   status Pending
2. 2026-03-11
   historical Contingent
3. 2026-03-03
   listed $140,000 Active
4. 2017-09-14
   soldstatus $69,900
5. 2017-09-13
   soldstatus $69,900 Sold 676-char remark

   Show marketing remark (676 chars)

   The perfect starter home! New roof, new furnace, new electrical - no worries here! (plus home warranty!) Freshly painted interior and professionally cleaned carpets for the new homeowners. Quaint touches throughout the home; many little original charming features live on among updates such as the full bath and closet organization - Master even offers a walk in! Many outdoor spaces to relax, both the generous front porch and back deck are covered from the elements as well as a lower level patio with a fully fenced in yard. Full basement offers plenty of storage space equipped with washer dryer. Second commode in basement could easily become a second full or half bath.

6. 2017-08-05
   historical Contingent 676-char remark

   Show marketing remark (676 chars)

   The perfect starter home! New roof, new furnace, new electrical - no worries here! (plus home warranty!) Freshly painted interior and professionally cleaned carpets for the new homeowners. Quaint touches throughout the home; many little original charming features live on among updates such as the full bath and closet organization - Master even offers a walk in! Many outdoor spaces to relax, both the generous front porch and back deck are covered from the elements as well as a lower level patio with a fully fenced in yard. Full basement offers plenty of storage space equipped with washer dryer. Second commode in basement could easily become a second full or half bath.

7. 2017-08-04
   listed $69,900 Active 676-char remark

   Show marketing remark (676 chars)

   The perfect starter home! New roof, new furnace, new electrical - no worries here! (plus home warranty!) Freshly painted interior and professionally cleaned carpets for the new homeowners. Quaint touches throughout the home; many little original charming features live on among updates such as the full bath and closet organization - Master even offers a walk in! Many outdoor spaces to relax, both the generous front porch and back deck are covered from the elements as well as a lower level patio with a fully fenced in yard. Full basement offers plenty of storage space equipped with washer dryer. Second commode in basement could easily become a second full or half bath.

8. 1997-08-22
   soldstatus $38,500 110-char remark

   Show marketing remark (110 chars)

   NICE TO SHOW, CL & BRIGHT NEW FURNACE-NEWER BTH, CLOSET ORGNZERS, FORMICA KIT, NICE FRONT PORCH, LEV TO ST

9. 1997-08-22
   soldstatus $38,500

   Show marketing remark (110 chars)

   NICE TO SHOW, CL & BRIGHT NEW FURNACE-NEWER BTH, CLOSET ORGNZERS, FORMICA KIT, NICE FRONT PORCH, LEV TO ST

10. 1997-03-24
    listed $42,000 110-char remark

    Show marketing remark (110 chars)

    NICE TO SHOW, CL & BRIGHT NEW FURNACE-NEWER BTH, CLOSET ORGNZERS, FORMICA KIT, NICE FRONT PORCH, LEV TO ST

11. 1992-05-15
    soldstatus $25,000

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$492/yr (+$41/mo · 40.1%)

ⓘ 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 · 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: $14,556
• − Mortgage interest: −$7,842
• − Property taxes: −$1,228
• − Insurance: −$700
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,073
• Taxable loss: −$1,616
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $1,149/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Munhall

• Score: 78/100
• State rank: #308
• US rank: #2734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munhall, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,029
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+460.0% since first listed

11 events — show timeline

• 2026-04-15 Pending — West Penn MLS
• 2026-03-11 Contingent — West Penn MLS
• 2026-03-03 Listed $140,000 West Penn MLS
• 2017-09-14 Sold (Public Records) $69,900 Public Records
• 2017-09-13 Sold (MLS) $69,900 West Penn MLS
• 2017-08-05 Contingent — West Penn MLS
• 2017-08-04 Listed $69,900 West Penn MLS
• 1997-08-22 Sold (Public Records) $38,500 Public Records
• 1997-08-22 Sold (MLS) $38,500 West Penn MLS
• 1997-03-24 Listed $42,000 West Penn MLS
• 1992-05-15 Sold (Public Records) $25,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $1,228 · +3.9% YoY. Source: county tax records.