555 Lee Ave Ext · Franklin Park, PA 15237

$225,000

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 4 Days on market

Built 1954 5,009 sqft lot $149/sqft · 26% below area Est $304k · 26% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +13.5/30.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 555 Lee Avenue Ext, a charming brick-and-siding Colonial home. Fantastic opportunity located in a wonderful North Hills community! Much larger than it appears with the added Great Room featuring vaulted ceilings and a floor to ceiling brick fireplace! Hardwood flooring, partial finished basement for a game room and bar area. Conveniently located off RT19 close to shopping and restaurants.

Key facts

• 5,009 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Built-in parking; Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Aluminum siding and brick exterior; Asphalt roof
• Exterior features: 50 x 100 (approx.) lot dimensions

Interior

• Kitchen: Stove; Dishwasher; Some gas appliances
• Bedrooms: Upper level bedroom — 11 x 8; Upper level bedroom — 13 x 10; Upper level bedroom — 14 x 10
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Partially finished walk-out basement; Fireplace in family/living/great room
• Laundry & utility: Has basement (utility space)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $9 ($112/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 $208k (7.5% below list).
• Recommended offer: $208k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.6% in Franklin Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,070 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• North Hills SD (suburban): math 48% / reading 72% proficiency, ranked #70 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.2%/yr); 104 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,216 (7.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.0

CMA / ARV

• ARV (median comp): $304,456
• List price: $225,000
• Delta: -26.10%
• 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
555 Lee Ave Ext	0.00mi	3/1.5	1,513 (0%)	0mo	$265,000	$175	98
7914 Hemlock St	0.04mi	3/1.5	1,512 (-0%)	1mo	$275,900	$182	95
605 Lee Ave Ext	0.04mi	3/1.0	1,366 (-10%)	9mo	$250,000	$183	74
518 Lincoln Ave	0.12mi	4/1.5 (+1)	1,450 (-4%)	7mo	$350,000	$241	74
170 Mayer Dr	0.18mi	3/2.5	1,440 (-5%)	8mo	$299,000	$208	71
98 Buckhill Rd	0.37mi	3/2.5	1,480 (-2%)	9mo	$325,000	$220	66
8225 E Van Buren Dr	0.40mi	3/1.5	1,638 (+8%)	2mo	$350,500	$214	64
103 Buckhill Rd	0.50mi	3/2.5	1,398 (-8%)	5mo	$299,900	$215	54
388 Highview St	0.57mi	3/2.0	1,652 (+9%)	1mo	$399,000	$242	53
205 Sandle Ave	0.46mi	3/2.0	1,329 (-12%)	3mo	$291,000	$219	52
555 Madison St	0.74mi	3/2.0	1,547 (+2%)	10mo	$400,000	$259	49
103 Mayer Dr	0.58mi	2/3.0 (-1)	1,575 (+4%)	7mo	$325,000	$206	47

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-37,530
• Equity at exit: $33,548

10-year hold

• IRR: -10.5%
• Equity multiple: 0.39×
• Total profit: $-38,627
• Equity at exit: $19,454

Cash invested: $63,000 (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 15237

• Rents YoY: 2.2%
• Active inventory: 104
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$362 /mo · $4,343/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $9

Break-even live

Break-even rent $2,070

Max offer price $225,000

Occupancy floor 95%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Montclair Ave Pittsburgh, PA	3.0	1.0	1050	$1,895	$1.80	23d	1	0.77mi
1050 N 19 Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	890	$1,860	$2.09	1d	7	1.09mi
143 Aberdeen Ct Pittsburgh, PA	3.0	3.5	1400	$2,600	$1.86	4d	1	1.11mi
159 Mohican Ave Pittsburgh, PA	3.0	2.0	1360	$2,100	$1.54	43d	1	1.43mi
114 Tally Dr Pittsburgh, PA	1.0–3.0	1.0–2.0	847	$1,450	$1.71	43d	5	1.47mi

Listing history 2 events

1. 2026-05-09
   status Pending 404-char remark
2. 2026-05-05
   listed $225,000 Active 404-char remark

ⓘ 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: $4,343 · $362/mo
• Projected year-2 tax: $4,343 · $362/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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,986
• − Mortgage interest: −$12,603
• − Property taxes: −$4,343
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$6,545
• Taxable loss: −$3,629
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $983/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: North Hills SD
• NCES district ID: 4217220
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 72% ▼ -10.00%
• Median HH income: $60,841
• Composite: 52.02/100
• National rank: #1637
• State rank: #70 of 539 in PA

Livability — Franklin Park

• Score: 66/100
• State rank: #1070
• US rank: #12082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 43,588
• Household income: $109,895
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 693.0

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 (88%)
• Race & ethnicity: White 88% Asian 6% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 8% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 2% Chinese 2% Spanish 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: ▼ -218.78%
• Current HPI: 269.5446
• Rent YoY: ▲ 2.16%
• 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

+17.8% since first listed

3 events — show timeline

• 2026-06-10 Sold (MLS) $265,000 West Penn MLS
• 2026-05-09 Pending — West Penn MLS
• 2026-05-05 Listed $225,000 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $4,343 · +1.0% YoY. Source: county tax records.