240 Noblestown Rd

Green Tree, PA 15106

$16,500D+

2 bd · 1.0 ba · 1,130 sqft · Built 1900 · Townhouse · Pending · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,384/mo
• Mortgage (P&I): −$87
• Tax + insurance: −$488
• HOA: −$0
• Vac / Maint / Mgmt: −$291
• Net cashflow: $519/mo
• Annual: $6,228/yr
• Cap rate: 77.52%
• Cash-on-cash: 254.40%
• DSCR: 12.32
• 1% rule: 8.39%
• Cash to close: $4,620

Investor read

• This is a 2-bed/1.0-bath townhouse listed at $16k.
• 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).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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.
• Zoned schools: Chartiers Valley Primary Sch (879 students, 30% FRL); Chartiers Valley Ms (math 20% / reading 55%, grade F, #292 of 512 statewide, top 58%, 718 students, 35% FRL); Chartiers Valley Hs (math 53% / reading 24%, grade F, #279 of 437 statewide, top 64%, 1,018 students, 25% FRL).
• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents rising fast (+5.5%/yr); 68 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).
• 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.
• 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.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.