3323 Villawood Ave · Brentwood, PA 15227

$156,000

4 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 231 Days on market

Built 1954 4,491 sqft lot $149/sqft · 14% below area Est $181k · 14% 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).

• Cash flow +14.9/30.0
• ARV discount +13.7/15.0
• 1% rule +5.7/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3323 Villawood avenue, located in the Brentwood area school district. This cape cod style home features three bedrooms and one bathroom. There are two bedrooms on the main floor and a huge bedroom on the 2nd floor. The bathroom is conveniently located on the main floor and just had a new tub surround installed. This home features all original hard wood floors and the kitchen and bath feature ceramic tile flooring. The big unfinished basement is connected to the integral garage leading out to the front of the house for easy access to the basement to walk-up to the main level. The covered porch is located in the back with a level yard.

Key facts

• Covered porch
• New tub surround
• Level yard

Tags

• NEW TUB SURROUND
• ORIGINAL HARD WOOD FLOORS
• CERAMIC TILE FLOORING
• BIG UNFINISHED BASEMENT
• COVERED PORCH
• LEVEL YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $46 ($555/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.3% in Brentwood — 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 81/100 on livability (#178 in PA, #1,479 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities C-.
• Brentwood Borough SD (suburban): math 29% / reading 50% proficiency, ranked #357 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.07% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 7.8

CMA / ARV

• ARV (median comp): $181,071
• List price: $156,000
• Delta: -13.85%
• 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
3560 Wallace Dr	0.31mi	3/2.0 (-1)	1,040 (-1%)	4mo	$188,000	$181	72
494 Barbara Dr	0.27mi	3/1.5 (-1)	1,000 (-5%)	4mo	$205,000	$205	69
3135 Churchview Ave	0.50mi	3/2.0 (-1)	1,080 (+3%)	1mo	$285,000	$264	62
3553 Oakleaf Rd	0.28mi	3/1.0 (-1)	1,163 (+11%)	2mo	$187,000	$161	62
2915 Glendale Ave	0.60mi	3/2.0 (-1)	1,060 (+1%)	0mo	$211,000	$199	61
3029 Churchview Ave	0.54mi	3/1.5 (-1)	1,100 (+5%)	1mo	$200,000	$182	59
3053 Harmening Ave	0.69mi	3/2.0 (-1)	1,053 (+0%)	3mo	$120,000	$114	56
3210 Hazelhurst Ave	0.28mi	3/2.0 (-1)	1,178 (+12%)	3mo	$200,000	$170	55
133 Eileen	0.69mi	3/1.5 (-1)	1,008 (-4%)	2mo	$220,000	$218	52
1241 Pleasantvue Dr	0.54mi	3/2.0 (-1)	912 (-13%)	3mo	$165,000	$181	41
111 Cedarcove St	0.73mi	3/1.0 (-1)	924 (-12%)	1mo	$205,000	$222	40
103 Munsey Ave	0.73mi	3/2.0 (-1)	1,168 (+11%)	3mo	$161,000	$138	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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-19,913
• Equity at exit: $23,260

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-3,367
• Equity at exit: $13,488

Cash invested: $43,680 (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 15227

• Home prices YoY: -27.5%
• Rents YoY: 4.3%
• Active inventory: 117
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$818
• Tax from tax record: −$395 /mo · $4,734/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $46

Break-even live

Break-even rent $1,617

Max offer price $156,000

Occupancy floor 92%

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3341 Recker Dr Pittsburgh, PA	3.0	2.0	875	$1,790	$2.05	44d	1	0.23mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	1174	$1,750	$1.49	23d	1	0.23mi
2940 Brevard Ave Pittsburgh, PA	3.0	1.5	1176	$1,475	$1.25	44d	1	0.55mi
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	20d	1	0.65mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,450	$1.87	2d	12	0.77mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	7d	44	0.93mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	4d	1	0.93mi
1053 Edward Dr Pittsburgh, PA	3.0	1.0	1163	$1,700	$1.46	23d	1	1.01mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,435	$1.47	7d	7	1.11mi
453 Greenlee Rd Pittsburgh, PA	3.0	1.0	1176	$1,495	$1.27	44d	1	1.11mi
960 Agnew Rd Pittsburgh, PA	3.0	2.0	950	$1,295	$1.36	14d	1	1.37mi

Listing history 27 events

1. 2026-06-18
   days on market $156,000 Active 231 DOM
2. 2026-06-17
   days on market $156,000 Active 230 DOM
3. 2026-06-16
   days on market $156,000 Active 229 DOM
4. 2026-06-15
   days on market $156,000 Active 228 DOM
5. 2026-06-13
   days on market $156,000 Active 226 DOM
6. 2026-06-13
   days on market $156,000 Active 225 DOM
7. 2026-06-10
   price $156,000 Active 222 DOM
8. 2026-06-09
   days on market $165,000 Active 222 DOM
9. 2026-06-08
   days on market $165,000 Active 221 DOM
10. 2026-06-07
    days on market $165,000 Active 220 DOM
11. 2026-06-05
    pricedays on market $165,000 Active 217 DOM
12. 2026-06-03
    days on market $167,500 Active 216 DOM
13. 2026-06-02
    days on market $167,500 Active 215 DOM
14. 2026-06-01
    days on market $167,500 Active 214 DOM
15. 2026-05-31
    days on market $167,500 Active 213 DOM
16. 2026-05-18
    price $167,500 652-char remark

    Show marketing remark (652 chars)

    Welcome to 3323 Villawood avenue, located in the Brentwood area school district. This cape cod style home features three bedrooms and one bathroom. There are two bedrooms on the main floor and a huge bedroom on the 2nd floor. The bathroom is conveniently located on the main floor and just had a new tub surround installed. This home features all original hard wood floors and the kitchen and bath feature ceramic tile flooring. The big unfinished basement is connected to the integral garage leading out to the front of the house for easy access to the basement to walk-up to the main level. The covered porch is located in the back with a level yard.

17. 2026-04-18
    price $170,000 652-char remark

    Show marketing remark (652 chars)

    Welcome to 3323 Villawood avenue, located in the Brentwood area school district. This cape cod style home features three bedrooms and one bathroom. There are two bedrooms on the main floor and a huge bedroom on the 2nd floor. The bathroom is conveniently located on the main floor and just had a new tub surround installed. This home features all original hard wood floors and the kitchen and bath feature ceramic tile flooring. The big unfinished basement is connected to the integral garage leading out to the front of the house for easy access to the basement to walk-up to the main level. The covered porch is located in the back with a level yard.

18. 2026-04-02
    status Active 652-char remark

    Show marketing remark (652 chars)

    Welcome to 3323 Villawood avenue, located in the Brentwood area school district. This cape cod style home features three bedrooms and one bathroom. There are two bedrooms on the main floor and a huge bedroom on the 2nd floor. The bathroom is conveniently located on the main floor and just had a new tub surround installed. This home features all original hard wood floors and the kitchen and bath feature ceramic tile flooring. The big unfinished basement is connected to the integral garage leading out to the front of the house for easy access to the basement to walk-up to the main level. The covered porch is located in the back with a level yard.

19. 2026-03-05
    historical Contingent 652-char remark

    Show marketing remark (652 chars)

    Welcome to 3323 Villawood avenue, located in the Brentwood area school district. This cape cod style home features three bedrooms and one bathroom. There are two bedrooms on the main floor and a huge bedroom on the 2nd floor. The bathroom is conveniently located on the main floor and just had a new tub surround installed. This home features all original hard wood floors and the kitchen and bath feature ceramic tile flooring. The big unfinished basement is connected to the integral garage leading out to the front of the house for easy access to the basement to walk-up to the main level. The covered porch is located in the back with a level yard.

20. 2025-11-20
    price $175,000 652-char remark

    Show marketing remark (652 chars)

    Welcome to 3323 Villawood avenue, located in the Brentwood area school district. This cape cod style home features three bedrooms and one bathroom. There are two bedrooms on the main floor and a huge bedroom on the 2nd floor. The bathroom is conveniently located on the main floor and just had a new tub surround installed. This home features all original hard wood floors and the kitchen and bath feature ceramic tile flooring. The big unfinished basement is connected to the integral garage leading out to the front of the house for easy access to the basement to walk-up to the main level. The covered porch is located in the back with a level yard.

21. 2025-10-30
    listed $180,000 Active 652-char remark

    Show marketing remark (652 chars)

    Welcome to 3323 Villawood avenue, located in the Brentwood area school district. This cape cod style home features three bedrooms and one bathroom. There are two bedrooms on the main floor and a huge bedroom on the 2nd floor. The bathroom is conveniently located on the main floor and just had a new tub surround installed. This home features all original hard wood floors and the kitchen and bath feature ceramic tile flooring. The big unfinished basement is connected to the integral garage leading out to the front of the house for easy access to the basement to walk-up to the main level. The covered porch is located in the back with a level yard.

22. 2021-01-04
    soldstatus $116,000
23. 2020-12-31
    status Pending 362-char remark

    Show marketing remark (362 chars)

    A lot of potential in this little two story brick cape cod. Hardwood floors all through out with two bedrooms, a full bath, a kitchen and a living room located on the main floor. A third bedroom is located on the second floor and an unfinished basement that connects to the single car garage. A nice little covered porch is located in the back with a level yard.

24. 2020-12-31
    soldstatus $116,000 Closed 362-char remark

    Show marketing remark (362 chars)

    A lot of potential in this little two story brick cape cod. Hardwood floors all through out with two bedrooms, a full bath, a kitchen and a living room located on the main floor. A third bedroom is located on the second floor and an unfinished basement that connects to the single car garage. A nice little covered porch is located in the back with a level yard.

25. 2020-11-13
    historical Contingent 362-char remark

    Show marketing remark (362 chars)

    A lot of potential in this little two story brick cape cod. Hardwood floors all through out with two bedrooms, a full bath, a kitchen and a living room located on the main floor. A third bedroom is located on the second floor and an unfinished basement that connects to the single car garage. A nice little covered porch is located in the back with a level yard.

26. 2020-10-28
    price $120,000 362-char remark

    Show marketing remark (362 chars)

    A lot of potential in this little two story brick cape cod. Hardwood floors all through out with two bedrooms, a full bath, a kitchen and a living room located on the main floor. A third bedroom is located on the second floor and an unfinished basement that connects to the single car garage. A nice little covered porch is located in the back with a level yard.

27. 2020-10-05
    listed $130,000 Active 362-char remark

    Show marketing remark (362 chars)

    A lot of potential in this little two story brick cape cod. Hardwood floors all through out with two bedrooms, a full bath, a kitchen and a living room located on the main floor. A third bedroom is located on the second floor and an unfinished basement that connects to the single car garage. A nice little covered porch is located in the back with a level yard.

ⓘ 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: $4,734 · $395/mo
• Projected year-2 tax: $4,734 · $395/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,109
• − Mortgage interest: −$8,738
• − Property taxes: −$4,734
• − Insurance: −$780
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$4,538
• Taxable loss: −$1,899
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $1,011/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: Brentwood Borough SD
• NCES district ID: 4204140
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $49,260
• Composite: 33.92/100
• National rank: #5341
• State rank: #357 of 539 in PA

Livability — Brentwood

• Score: 81/100
• State rank: #178
• US rank: #1479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, PA
• County: Allegheny County · 1,022,028 people
• City population: 28,460
• Metro: Pittsburgh, PA
• Population (ZIP): 28,460
• Household income: $75,448
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 780.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Asian 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Scotch-Irish 2% Slovak 1%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 89% English-only · Other Indo-European 6% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -92.53%
• Current HPI: 243.6383
• Rent YoY: ▲ 4.33%
• 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

+28.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $167,500 West Penn MLS
• 2026-04-18 Price Changed $170,000 West Penn MLS
• 2026-04-02 Relisted — West Penn MLS
• 2026-03-05 Contingent — West Penn MLS
• 2025-11-20 Price Changed $175,000 West Penn MLS
• 2025-10-30 Listed $180,000 West Penn MLS
• 2021-01-04 Sold (Public Records) $116,000 Public Records
• 2020-12-31 Pending — West Penn MLS
• 2020-12-31 Sold (MLS) $116,000 West Penn MLS
• 2020-11-13 Contingent — West Penn MLS
• 2020-10-28 Price Changed $120,000 West Penn MLS
• 2020-10-05 Listed $130,000 West Penn MLS

Property tax history

+5.6%/yr

Latest (2026): $4,734 · +4.6% YoY. Source: county tax records.