6222 Pleasant St · Bethel Park, PA 15129

$159,900

4 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 274 Days on market

Built 1952 7,501 sqft lot Est $198k · 19% under

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Why this score? — see what drove the B- 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.6/10.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 6222 Pleasant Street! Newly refinished hardwood floors throughout the first floor. The living room features wood burning fireplace with an abundance of natural light. The eat in kitchen has convenient access to the 12x4 side deck. Updated full bath on first floor along with two additional rooms that can be used as bedrooms, den or office. Two additional bedrooms on the second floor. Located in convenient neighborhood close to shopping, restaurants and walk to the "T"! Garage wall completely replaced from back to front with drainage system, new sump pump and French drains, several new Pella windows, new entrance electric service.

Key facts

• Black appliances
• Eat in kitchen
• Unfinished basement

Tags

• EAT IN KITCHEN
• BLACK APPLIANCES
• LOG BURNING FIREPLACE
• HARDWOOD FLOORS
• NATURAL LIGHT
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached garage (built-in) for 1 vehicle
• Home design: Frame construction; Composition roof
• Construction: Frame construction; Composition roof; Full basement (unfinished)
• Exterior features: Lot approximately 0.172 acres; Resale condition

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bedrooms: Main-level bedroom (11 x 9); Main-level bedroom (11 x 9); Upper-level bedroom (11 x 10); Upper-level bedroom (14 x 11)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating; Central electric air conditioning
• Interior features: Full unfinished basement with interior entry; Wood-burning fireplace in the living room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.1% in Bethel 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 85/100 on livability (#70 in PA, #483 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, commute F.
• South Park SD (suburban): math 46% / reading 63% proficiency, ranked #101 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 52 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.16% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $197,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6222 Pleasant St	0.00mi	4/1.0	1,080 (0%)	1mo	$150,000	$139	98
6417 Helen St	0.10mi	3/2.0 (-1)	1,080 (0%)	1mo	$232,000	$215	87
6207 Pleasant St	0.10mi	3/1.0 (-1)	1,088 (+1%)	9mo	$115,000	$106	80
6415 Helen St	0.09mi	3/2.0 (-1)	1,125 (+4%)	2mo	$244,900	$218	80
6412 Helen St	0.09mi	3/1.0 (-1)	1,125 (+4%)	3mo	$100,000	$89	79
6312 Helen St	0.21mi	3/1.0 (-1)	1,122 (+4%)	1mo	$205,000	$183	76
1524 Roosevelt Ave	0.26mi	3/1.5 (-1)	1,110 (+3%)	5mo	$236,850	$213	74
6130 Murray Ave	0.36mi	3/2.0 (-1)	1,026 (-5%)	4mo	$300,000	$292	64
6489 Simmons Ave	0.36mi	3/1.5 (-1)	1,180 (+9%)	2mo	$165,000	$140	61
1543 Roosevelt Ave	0.26mi	3/1.5 (-1)	1,232 (+14%)	1mo	$250,015	$203	58
1549 Roosevelt Ave	0.26mi	3/1.0 (-1)	926 (-14%)	3mo	$160,000	$173	55
1209 Airedale Dr	0.66mi	3/2.0 (-1)	1,122 (+4%)	2mo	$170,000	$152	54

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 · 0.29% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-10,721
• Equity at exit: $23,842

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,392
• Equity at exit: $13,825

Cash invested: $44,772 (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 15129

• Rents YoY: 0.3%
• Active inventory: 52
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$839
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $315

Break-even live

Break-even rent $1,451

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6301 Broad St South Park, PA	3.0	1.0	816	$1,750	$2.14	43d	1	0.19mi
600 Royal Dr South Park Township, PA	1.0–3.0	1.0	801	$1,585	$1.98	1d	17	0.40mi
6478 2nd Ave South Park, PA	3.0	2.0	1326	$1,795	$1.35	43d	1	0.41mi
201 Woods Edge Finleyville, PA	3.0	1.5	1500	$1,600	$1.07	7d	1	1.30mi
1700 Patrick Pl South Park, PA	1.0–3.0	1.0–2.0	972	$1,510	$1.55	1d	15	1.32mi
3106 Southern Dr South Park, PA	4.0	1.0	1125	$1,695	$1.51	1d	1	1.48mi

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   historical Contingent
3. 2026-03-20
   price $159,900
4. 2026-01-26
   price $169,900
5. 2025-11-17
   price $179,900
6. 2025-08-19
   price $184,900
7. 2025-07-31
   listed $194,900 Active
8. 2021-02-12
   soldstatus $108,000
9. 2021-02-09
   soldstatus $108,000 Closed 663-char remark

   Show marketing remark (663 chars)

   Welcome home to 6222 Pleasant Street! Newly refinished hardwood floors throughout the first floor. The living room features wood burning fireplace with an abundance of natural light. The eat in kitchen has convenient access to the 12x4 side deck. Updated full bath on first floor along with two additional rooms that can be used as bedrooms, den or office. Two additional bedrooms on the second floor. Located in convenient neighborhood close to shopping, restaurants and walk to the "T"! Garage wall completely replaced from back to front with drainage system, new sump pump and French drains, several new Pella windows, new entrance electric service.

10. 2021-01-08
    status Pending 663-char remark

    Show marketing remark (663 chars)

    Welcome home to 6222 Pleasant Street! Newly refinished hardwood floors throughout the first floor. The living room features wood burning fireplace with an abundance of natural light. The eat in kitchen has convenient access to the 12x4 side deck. Updated full bath on first floor along with two additional rooms that can be used as bedrooms, den or office. Two additional bedrooms on the second floor. Located in convenient neighborhood close to shopping, restaurants and walk to the "T"! Garage wall completely replaced from back to front with drainage system, new sump pump and French drains, several new Pella windows, new entrance electric service.

11. 2021-01-08
    price $120,000 663-char remark

    Show marketing remark (663 chars)

    Welcome home to 6222 Pleasant Street! Newly refinished hardwood floors throughout the first floor. The living room features wood burning fireplace with an abundance of natural light. The eat in kitchen has convenient access to the 12x4 side deck. Updated full bath on first floor along with two additional rooms that can be used as bedrooms, den or office. Two additional bedrooms on the second floor. Located in convenient neighborhood close to shopping, restaurants and walk to the "T"! Garage wall completely replaced from back to front with drainage system, new sump pump and French drains, several new Pella windows, new entrance electric service.

12. 2020-11-23
    listed $125,000 Active 663-char remark

    Show marketing remark (663 chars)

    Welcome home to 6222 Pleasant Street! Newly refinished hardwood floors throughout the first floor. The living room features wood burning fireplace with an abundance of natural light. The eat in kitchen has convenient access to the 12x4 side deck. Updated full bath on first floor along with two additional rooms that can be used as bedrooms, den or office. Two additional bedrooms on the second floor. Located in convenient neighborhood close to shopping, restaurants and walk to the "T"! Garage wall completely replaced from back to front with drainage system, new sump pump and French drains, several new Pella windows, new entrance electric service.

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $2,897 · $241/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 · 18 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: $22,197
• − Mortgage interest: −$8,957
• − Property taxes: −$2,897
• − Insurance: −$800
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,652
• Taxable income: $1,341
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $3,455/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: South Park SD
• NCES district ID: 4222060
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $66,606
• Composite: 48.04/100
• National rank: #2194
• State rank: #101 of 539 in PA

Livability — Bethel Park

• Score: 85/100
• State rank: #70
• US rank: #483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 30,344
• Metro: Pittsburgh, PA
• Population (ZIP): 10,789
• Household income: $99,519
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 269.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Asian 2%
• Common ancestry: Romanian 9% Slovak 3% Serbian 2%
• Foreign-born: 3% · India, Canada, Jamaica
• Languages at home: 97% English-only · Other Indo-European 2% 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: ▼ -151.17%
• Current HPI: 261.5253
• Rent YoY: ▲ 0.29%
• 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

+27.9% since first listed

12 events — show timeline

• 2026-05-01 Pending — West Penn MLS
• 2026-04-30 Contingent — West Penn MLS
• 2026-03-20 Price Changed $159,900 West Penn MLS
• 2026-01-26 Price Changed $169,900 West Penn MLS
• 2025-11-17 Price Changed $179,900 West Penn MLS
• 2025-08-19 Price Changed $184,900 West Penn MLS
• 2025-07-31 Listed $194,900 West Penn MLS
• 2021-02-12 Sold (Public Records) $108,000 Public Records
• 2021-02-09 Sold (MLS) $108,000 West Penn MLS
• 2021-01-08 Pending — West Penn MLS
• 2021-01-08 Price Changed $120,000 West Penn MLS
• 2020-11-23 Listed $125,000 West Penn MLS

Property tax history

+2.2%/yr

Latest (2026): $2,897 · +2.3% YoY. Source: county tax records.