164 Gill Hall Rd · Jefferson Hills, PA 15025

$229,899

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 38 Days on market

Built 1952 0.27 ac lot $192/sqft · 8% below area Est $392k · 41% 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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Schools +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well Maintained 3 Bedroom Brick Cape Cod w/ Many Updates! Newer Roof & Furnace Updated Windows w/ Warranty Knotty Pine Gameroom Pittsburgh Potty & Shower in Basement Area Level Entry Large Barn Shed in Back Yard A Super Buy!!!

Key facts

• New lighting
• New wiring
• Fully waterproofed

Tags

• REFRESHED HARDWOOD FLOORS
• LOWER-LEVEL GAME ROOM
• COMPLETE TRANSFORMATION
• NEW WIRING
• NEW LIGHTING
• FULLY WATERPROOFED

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Brick construction; Asphalt roof
• Construction: Brick exterior; Asphalt roof
• Exterior features: Finished walk-out basement; Resale property

Interior

• Kitchen: Refrigerator; Stove; Microwave; Dishwasher; Some gas appliances
• Bedrooms: Upper bedroom (13x12); Upper bedroom (9x12); Main/other bedroom area (11x11)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Multi-pane windows with screens; Pantry
• Laundry & utility: Lower-level laundry room (20x11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (35.9% below list).
• Recommended offer: $147k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.1% in Jefferson Hills — 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 76/100 on livability (#397 in PA, #3,607 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• West Jefferson Hills SD (suburban): math 48% / reading 73% proficiency, ranked #60 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.5%/yr); 94 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).

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

• It's been on market 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $118k; list at $230k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,319 (35.9% 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 38 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.85%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $391,826
• List price: $229,899
• Delta: -41.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Dale St	0.33mi	3/1.5	1,212 (+1%)	15mo	$194,000	$160	68
324 Tassel Ln	0.59mi	3/1.5	1,225 (+2%)	5mo	$275,000	$224	62
395 Christine Ln	0.49mi	3/2.0	1,280 (+7%)	16mo	$330,000	$258	48
101 Lincoln Rd	0.74mi	3/1.5	1,372 (+15%)	13mo	$280,000	$204	28

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.13×
• Total profit: $-56,276
• Equity at exit: $34,279

10-year hold

• IRR: -10.2%
• Equity multiple: 0.25×
• Total profit: $-48,034
• Equity at exit: $19,877

Cash invested: $64,372 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$284 /mo · $3,404/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-421

Break-even live

Break-even rent $2,006

Max offer price $155,487

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-356	+0% $-421	+5% $-486	+10% $-551
Rent	-10% $-538	-5% $-479	+0% $-421	+5% $-363	+10% $-305
Rate	-1.0pp $-305	-0.5pp $-363	base $-421	+0.5pp $-481	+1.0pp $-541

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Village Green Dr Clairton, PA	2.0	1.0	1045	$1,604	$1.53	2d	14	0.68mi
100 Garden Gate Dr Pittsburgh, PA	1.0–2.0	1.0	761	$1,400	$1.84	2d	2	0.78mi
5833 Curry Rd Apt 1 Pittsburgh, PA	2.0	1.0	950	$875	$0.92	8d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $229,899 Active 38 DOM
2. 2026-06-17
   days on market $229,899 Active 37 DOM
3. 2026-06-16
   days on market $229,899 Active 36 DOM
4. 2026-06-15
   days on market $229,899 Active 35 DOM
5. 2026-06-13
   days on market $229,899 Active 33 DOM
6. 2026-06-13
   pricedays on market $229,899 Active 32 DOM
7. 2026-06-09
   days on market $229,900 Active 29 DOM
8. 2026-06-08
   days on market $229,900 Active 28 DOM
9. 2026-06-07
   days on market $229,900 Active 27 DOM
10. 2026-06-05
    days on market $229,900 Active 24 DOM
11. 2026-06-03
    days on market $229,900 Active 23 DOM
12. 2026-06-02
    days on market $229,900 Active 22 DOM
13. 2026-06-01
    days on market $229,900 Active 21 DOM
14. 2026-05-31
    days on market $229,900 Active 20 DOM
15. 2026-05-11
    listed $229,900 Active 1702-char remark
16. 2026-05-04
    price $234,999
17. 2026-04-27
    price $239,999
18. 2026-04-24
    price $245,000
19. 2026-03-31
    price $250,000
20. 2026-03-24
    price $260,000
21. 2026-03-18
    price $265,000
22. 2026-03-04
    listed $269,900 Active
23. 2014-07-15
    soldstatus $118,000
24. 2014-07-13
    price $118,000

    Show marketing remark (246 chars)

    Well Maintained 3 Bedroom Brick Cape Cod w/ Many Updates! Newer Roof & Furnace Updated Windows w/ Warranty Knotty Pine Gameroom Pittsburgh Potty & Shower in Basement Area Level Entry Large Barn Shed in Back Yard A Super Buy!!!

25. 2014-07-11
    price $124,900

    Show marketing remark (246 chars)

    Well Maintained 3 Bedroom Brick Cape Cod w/ Many Updates! Newer Roof & Furnace Updated Windows w/ Warranty Knotty Pine Gameroom Pittsburgh Potty & Shower in Basement Area Level Entry Large Barn Shed in Back Yard A Super Buy!!!

26. 2014-07-11
    soldstatus $118,000

    Show marketing remark (246 chars)

    Well Maintained 3 Bedroom Brick Cape Cod w/ Many Updates! Newer Roof & Furnace Updated Windows w/ Warranty Knotty Pine Gameroom Pittsburgh Potty & Shower in Basement Area Level Entry Large Barn Shed in Back Yard A Super Buy!!!

27. 2014-05-01
    listed $124,900

    Show marketing remark (246 chars)

    Well Maintained 3 Bedroom Brick Cape Cod w/ Many Updates! Newer Roof & Furnace Updated Windows w/ Warranty Knotty Pine Gameroom Pittsburgh Potty & Shower in Basement Area Level Entry Large Barn Shed in Back Yard A Super Buy!!!

ⓘ 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: $3,404 · $284/mo
• Projected year-2 tax: $3,518 · $293/mo
• Expected delta: +$114/yr (+$10/mo · 3.4%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,678
• − Mortgage interest: −$12,878
• − Property taxes: −$3,404
• − Insurance: −$1,149
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$6,688
• Taxable loss: −$9,269
• Est. tax savings @ 24.0%: +$2,225
• After-tax cash flow: $-2,830/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: West Jefferson Hills SD
• NCES district ID: 4225590
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $68,796
• Composite: 53.19/100
• National rank: #1503
• State rank: #60 of 539 in PA

Livability — Jefferson Hills

• Score: 76/100
• State rank: #397
• US rank: #3607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson Hills, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,659
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% Spanish 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+84.1% since first listed

14 events — show timeline

• 2026-06-10 Price Changed $229,899 West Penn MLS
• 2026-05-11 Listed $229,900 West Penn MLS
• 2026-05-04 Price Changed $234,999 West Penn MLS
• 2026-04-27 Price Changed $239,999 West Penn MLS
• 2026-04-24 Price Changed $245,000 West Penn MLS
• 2026-03-31 Price Changed $250,000 West Penn MLS
• 2026-03-24 Price Changed $260,000 West Penn MLS
• 2026-03-18 Price Changed $265,000 West Penn MLS
• 2026-03-04 Listed $269,900 West Penn MLS
• 2014-07-15 Sold (Public Records) $118,000 Public Records
• 2014-07-13 Price Changed $118,000 West Penn MLS
• 2014-07-11 Sold (MLS) $118,000 West Penn MLS
• 2014-07-11 Price Changed $124,900 West Penn MLS
• 2014-05-01 Listed $124,900 West Penn MLS

Property tax history

+3.9%/yr

Latest (2026): $3,404 · +3.5% YoY. Source: county tax records.