423 Braddock Rd · Forest Hills, PA 15221

$149,900

3 bd · 1.0 ba · 1,531 sqft · SingleFamily public records · 14 Days on market

Built 1930 5,662 sqft lot Est $273k · 45% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious three story solid brick home with a large front covered porch. Lots of old world charm featuring original woodwork, stained glass windows, and nice built-ins. The sliding glass doors off of the formal dining room lead to the private rear deck overlooking the backyard. Plenty of counter and cabinet space in the kitchen. There is a two car detached garage in the rear of the home with additional off-street parking in the driveway. The full, unfinished basement offers tons of added storage space and the second full bathroom. Minutes to I-376.

Key facts

• Front covered porch
• Off-street parking
• Private rear deck

Tags

• FRONT COVERED PORCH
• STAINED GLASS WINDOWS
• PRIVATE REAR DECK
• COUNTER AND CABINET SPACE
• DETACHED GARAGE
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Detached garage; 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 3-story residence; Resale property
• Construction: Brick construction
• Exterior features: Brick exterior; Lot approximately 0.13 acres (40 x 150)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas hot water heating
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.9% vs local median 4.2% in Forest 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 83/100 on livability (#112 in PA, #873 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $272,518
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Washington Rd	0.51mi	3/1.5	1,530 (-0%)	3mo	$301,000	$197	72
38 Roxbury Rd	0.40mi	3/2.5	1,496 (-2%)	4mo	$250,000	$167	69
1500 Brinton Rd	0.44mi	3/1.5	1,600 (+4%)	4mo	$100,000	$63	67
638 Cascade Rd	0.27mi	3/1.5	1,725 (+13%)	1mo	$337,000	$195	64
402 Forest Ridge Dr	0.59mi	3/2.5	1,560 (+2%)	1mo	$235,000	$151	62
315 Woodside Rd	0.48mi	3/2.0	1,408 (-8%)	0mo	$250,000	$178	60
105 Overdale	0.51mi	3/2.0	1,610 (+5%)	6mo	$239,000	$148	58
508 Woodside Rd	0.52mi	3/2.0	1,395 (-9%)	1mo	$199,900	$143	56
356 Sharon Dr	0.49mi	4/2.5 (+1)	1,472 (-4%)	5mo	$287,000	$195	56
982 Braddock Rd	0.66mi	3/2.5	1,591 (+4%)	4mo	$300,000	$189	54
425 Edgewood Rd	0.64mi	3/1.0	1,346 (-12%)	0mo	$306,600	$228	50
445 Pacific Ave	0.63mi	4/2.0 (+1)	1,632 (+7%)	6mo	$265,800	$163	46

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-13,494
• Equity at exit: $22,351

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $6,511
• Equity at exit: $12,961

Cash invested: $41,972 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$786
• Tax from tax record: −$238 /mo · $2,861/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $146

Break-even live

Break-even rent $1,446

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	8d	1	0.42mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	3d	15	0.69mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	1	0.72mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	0.78mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	3d	1	0.97mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	11d	1	1.02mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	24d	1	1.06mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	1.06mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	1.07mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	24d	1	1.12mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	1.17mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	44d	1	1.22mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	12d	1	1.29mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	24d	1	1.30mi
1148 East St Pittsburgh, PA	3.0	3.0	1738	$1,700	$0.98	44d	1	1.31mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	4d	1	1.33mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	1.44mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	44d	1	1.45mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	8d	1	1.47mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $149,900 Active 14 DOM
2. 2026-06-17
   days on market $149,900 Active 13 DOM
3. 2026-06-16
   days on market $149,900 Active 12 DOM
4. 2026-06-15
   days on market $149,900 Active 11 DOM
5. 2026-06-13
   days on market $149,900 Active 9 DOM
6. 2026-06-09
   days on market $149,900 Active 5 DOM
7. 2026-06-08
   days on market $149,900 Active 4 DOM
8. 2026-06-07
   days on market $149,900 Active 3 DOM
9. 2026-06-05
   remarks 553-char remark
10. 2026-06-05
    listed $149,900 Active 1 DOM

ⓘ 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: $2,861 · $238/mo
• Projected year-2 tax: $2,861 · $238/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $19,568
• − Mortgage interest: −$8,397
• − Property taxes: −$2,861
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,361
• Taxable loss: −$597
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $1,892/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Forest Hills

• Score: 83/100
• State rank: #112
• US rank: #873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Hills, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

+130.6% since first listed

12 events — show timeline

• 2026-06-04 Listed $149,900 West Penn MLS
• 2025-12-26 Rental Removed $1,598 Avail
• 2025-06-18 Listed for Rent $1,598 Avail
• 2025-04-09 Rental Removed $1,598 Avail
• 2025-02-21 Listed for Rent $1,598 Avail
• 2025-02-16 Rental Removed $1,598 Avail
• 2025-01-16 Listed for Rent $1,598 Avail
• 2024-12-19 Rental Removed $1,598 Avail
• 2024-07-19 Listed for Rent $1,598 Avail
• 1995-06-05 Sold (Public Records) $75,000 Public Records
• 1995-06-05 Sold (Public Records) $75,000 Public Records
• 1992-06-16 Sold (Public Records) $65,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,861 · +5.6% YoY. Source: county tax records.