240 Noblestown Rd · Green Tree, PA 15106

$16,500

2 bd · 1.0 ba · 1,130 sqft · Townhouse public records · 1 Days on market

Built 1900 2,125 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! This 2 Bed 1 Bath row house has great investment potential. Perfect opportunity for someone looking to acquire property for a full restoration, or someone looking for the lot value. Conveniently located right off of interstate 376 and a quick 10 minute drive into downtown Pittsburgh. Located in Chartiers Valley School District.

Key facts

• Parking
• Built 1900

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Off-street parking for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Frame construction; Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $16k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).

Location & tenants

• Location reads 82/100 on livability (#139 in PA, #1,130 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D, amenities D-.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 67 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $114 of loan paydown is wiped out by about $495 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $2k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,500

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 8.39% ✓
• Cap rate: 77.52%
• Cash-on-cash: 254.40%
• DSCR: 12.32
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.40×
• Total profit: $34,182
• Equity at exit: $2,460

10-year hold

• IRR: —
• Equity multiple: 20.19×
• Total profit: $88,647
• Equity at exit: $1,427

Cash invested: $4,620 (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 15106

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 67
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$87
• Tax est. 1.5%: −$21 /mo · $248/yr
• Insurance: −$7
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $519

Break-even live

Break-even rent $727

Max offer price $16,500

Occupancy floor 57%

Sensitivity live

Price	-10% $530	-5% $525	+0% $519	+5% $513	+10% $508
Rent	-10% $410	-5% $464	+0% $519	+5% $574	+10% $628
Rate	-1.0pp $527	-0.5pp $523	base $519	+0.5pp $515	+1.0pp $510

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: $4,125
• Closing costs: $495
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Mansfield Ave Pittsburgh, PA	2.0	1.0–2.0	633	$1,465	$2.31	8d	2	0.68mi
303 Lexington Ct Carnegie, PA	2.0	1.0	1144	$1,200	$1.05	11d	1	0.89mi
834 Washington Ave Carnegie, PA	1.0–2.0	1.0–2.0	1026	$1,638	$1.60	3d	11	0.89mi
6 Woodlawn St Apt 2 Crafton, PA	1.0	1.0	725	$895	$1.23	44d	1	0.98mi
312 Midland Ave Carnegie, PA	3.0	1.0	1332	$1,400	$1.05	44d	1	0.99mi
851 Kennedy St Carnegie, PA	3.0	1.0	1100	$1,800	$1.64	24d	1	1.00mi
457 Carothers Ave Unit 6 Carnegie, PA	1.0	1.0	700	$850	$1.21	8d	1	1.12mi
230 Magazine St Unit 2 Carnegie, PA	2.0	1.0	1200	$1,295	$1.08	44d	1	1.22mi
622 Logan St Unit 2 Carnegie, PA	2.0	1.0	700	$1,055	$1.51	24d	1	1.23mi
300 Chatham Park Dr Pittsburgh, PA	3.0	1.0–2.5	890	$1,705	$1.92	3d	49	1.26mi
301 Chatham Park Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	772	$1,789	$2.32	2d	15	1.26mi
135 Greenbriar Dr Pittsburgh, PA	3.0	1.0	950	$1,550	$1.63	5d	1	1.29mi
14 S Grandview Ave Unit 1 Pittsburgh, PA	1.0	1.0	900	$950	$1.06	24d	1	1.35mi
51 Taylor St Pittsburgh, PA	3.0	1.0	1168	$1,600	$1.37	45d	1	1.47mi

Listing history 7 events

1. 2026-06-02
   pricestatusdays on marketlisting id $16,500 Pending 1 DOM
2. 2026-06-01
   days on market $18,000 Contingent 92 DOM
3. 2026-05-31
   days on market $18,000 Contingent 91 DOM
4. 2026-03-26
   historical Contingent
5. 2026-03-14
   status Active
6. 2025-12-18
   status Pending
7. 2025-12-02
   listed $18,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,610
• − Mortgage interest: −$924
• − Property taxes: −$248
• − Insurance: −$5,608
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$480
• Taxable income: $6,693
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $4,622/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: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Green Tree

• Score: 82/100
• State rank: #139
• US rank: #1130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 18,519
• Metro: Pittsburgh, PA
• Population (ZIP): 19,244
• Household income: $77,247
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 410.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% Russian/Polish/Slavic 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: ▼ -119.52%
• Current HPI: 255.0295
• Rent YoY: ▲ 5.45%
• 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

4 events — show timeline

• 2026-03-26 Contingent — West Penn MLS
• 2026-03-14 Relisted — West Penn MLS
• 2025-12-18 Pending — West Penn MLS
• 2025-12-02 Listed $18,000 West Penn MLS

Property tax history

+2.6%/yr

Latest (2026): $2,588 · +0.0% YoY. Source: county tax records.