102 Payne Hill Rd · Jefferson Hills, PA 15025

$165,000

3 bd · 1.5 ba · 1,384 sqft · SingleFamily public records · 13 Days on market

Built 1958 0.68 ac lot $119/sqft · 23% below area Est $215k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Schools +5.3/10.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this classic 3-bedroom, 1.5-bath Cape Cod tucked away on a generous 2/3 acre lot in the desirable Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a half bath upstairs, and a main-level full bath for added convenience. The kitchen is equipped with new appliances, making it a great space to cook and entertain. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, garden, or unwind, and the ample off-street parking makes everyday living and entertaining a breeze.

Key facts

• New metal roof
• Spacious lot
• Updated kitchen

Tags

• SPACIOUS LOT
• UPDATED KITCHEN
• NEW METAL ROOF
• AMPLE OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-66 ($-790/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (7.2% below list).
• Recommended offer: $153k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.1% in Jefferson 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 76/100 on livability (#397 in PA, #3,607 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• West Jefferson Hills SD (suburban): math 48% / reading 73% proficiency, ranked #60 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $165k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,074 (7.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.0

CMA / ARV

• ARV (median comp): $215,198
• List price: $165,000
• Delta: -21.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1137 State Route 885	0.21mi	4/2.0 (+1)	1,336 (-4%)	4mo	$209,900	$157	74
1164 State Route 885	0.35mi	2/2.0 (-1)	1,332 (-4%)	9mo	$169,000	$127	63
216 Wray Large Rd	0.52mi	3/2.5	1,428 (+3%)	9mo	$295,000	$207	59
137 Wray Dr	0.57mi	3/2.0	1,385 (+0%)	21mo	$245,000	$177	54
138 Hollywood Dr	0.64mi	3/2.0	1,218 (-12%)	22mo	$245,000	$201	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-22,732
• Equity at exit: $24,602

10-year hold

• IRR: 2.9%
• Equity multiple: 1.26×
• Total profit: $12,059
• Equity at exit: $14,266

Cash invested: $46,200 (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 15025

• Home prices YoY: -34.4%
• Rents YoY: 10.5%
• Active inventory: 94
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-66

Break-even live

Break-even rent $1,614

Max offer price $153,377

Occupancy floor 99%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Payne Hill Rd Clairton, PA	1.0–3.0	1.0–2.0	1026	$1,900	$1.85	2d	1	0.60mi
231 Connecticut Ave Clairton, PA	3.0	1.0	1064	$1,150	$1.08	44d	1	1.01mi
185 Carnegie Ave Clairton, PA	3.0	1.0	1404	$1,295	$0.92	44d	1	1.22mi
507 N 6th St Clairton, PA	2.0	1.5	1120	$1,250	$1.12	44d	1	1.25mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 13 DOM
2. 2026-06-17
   days on market $165,000 Active 12 DOM
3. 2026-06-16
   days on market $165,000 Active 11 DOM
4. 2026-06-15
   days on market $165,000 Active 10 DOM
5. 2026-06-13
   days on market $165,000 Active 8 DOM
6. 2026-06-13
   days on market $165,000 Active 7 DOM
7. 2026-06-09
   days on market $165,000 Active 4 DOM
8. 2026-06-08
   days on market $165,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    pricestatusdays on marketlisting id $165,000 Active 2 DOM
11. 2026-03-05
    price $170,000 906-char remark

    Show marketing remark (906 chars)

    Welcome to this classic 3-bedroom, 1.5-bath Cape Cod tucked away on a generous 2/3 acre lot in the desirable Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a half bath upstairs, and a main-level full bath for added convenience. The kitchen is equipped with new appliances, making it a great space to cook and entertain. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, garden, or unwind, and the ample off-street parking makes everyday living and entertaining a breeze.

12. 2026-01-10
    price $172,500 906-char remark

    Show marketing remark (906 chars)

    Welcome to this classic 3-bedroom, 1.5-bath Cape Cod tucked away on a generous 2/3 acre lot in the desirable Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a half bath upstairs, and a main-level full bath for added convenience. The kitchen is equipped with new appliances, making it a great space to cook and entertain. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, garden, or unwind, and the ample off-street parking makes everyday living and entertaining a breeze.

13. 2025-11-07
    price $174,900 906-char remark

    Show marketing remark (906 chars)

    Welcome to this classic 3-bedroom, 1.5-bath Cape Cod tucked away on a generous 2/3 acre lot in the desirable Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a half bath upstairs, and a main-level full bath for added convenience. The kitchen is equipped with new appliances, making it a great space to cook and entertain. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, garden, or unwind, and the ample off-street parking makes everyday living and entertaining a breeze.

14. 2025-10-20
    listed $179,900 Active 906-char remark

    Show marketing remark (924 chars)

    Welcome to this classic 3-bedroom, 1.5-bath Cape Cod situated on a generous 2/3 acre lot in the Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a main-level full bath, and a half bath upstairs for added convenience. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, play, garden, or unwind. The ample off-street parking makes everyday living and entertaining a breeze. This versatile gem in Jefferson Hills is ready for its next chapter—don’t miss your chance to make it yours!

15. 2025-10-20
    historical Expired 924-char remark

    Show marketing remark (924 chars)

    Welcome to this classic 3-bedroom, 1.5-bath Cape Cod situated on a generous 2/3 acre lot in the Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a main-level full bath, and a half bath upstairs for added convenience. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, play, garden, or unwind. The ample off-street parking makes everyday living and entertaining a breeze. This versatile gem in Jefferson Hills is ready for its next chapter—don’t miss your chance to make it yours!

16. 2025-07-10
    price $179,900 924-char remark

    Show marketing remark (924 chars)

    Welcome to this classic 3-bedroom, 1.5-bath Cape Cod situated on a generous 2/3 acre lot in the Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a main-level full bath, and a half bath upstairs for added convenience. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, play, garden, or unwind. The ample off-street parking makes everyday living and entertaining a breeze. This versatile gem in Jefferson Hills is ready for its next chapter—don’t miss your chance to make it yours!

17. 2025-06-25
    price $189,900 924-char remark

    Show marketing remark (924 chars)

    Welcome to this classic 3-bedroom, 1.5-bath Cape Cod situated on a generous 2/3 acre lot in the Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a main-level full bath, and a half bath upstairs for added convenience. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, play, garden, or unwind. The ample off-street parking makes everyday living and entertaining a breeze. This versatile gem in Jefferson Hills is ready for its next chapter—don’t miss your chance to make it yours!

18. 2025-05-30
    listed $199,900 Active 924-char remark

    Show marketing remark (924 chars)

    Welcome to this classic 3-bedroom, 1.5-bath Cape Cod situated on a generous 2/3 acre lot in the Jefferson Hills community. Whether you're searching for your first home or a smart investment opportunity, this one checks all the boxes. Inside, you'll find a functional layout with warm charm, featuring three comfortable bedrooms, a main-level full bath, and a half bath upstairs for added convenience. Downstairs, a traditional Pittsburgh Potty in the basement adds extra utility and character—perfect for those who appreciate a true local touch. Enjoy the peace of mind that comes with a brand new metal roof, offering both durability and curb appeal. The expansive yard gives you room to grow, play, garden, or unwind. The ample off-street parking makes everyday living and entertaining a breeze. This versatile gem in Jefferson Hills is ready for its next chapter—don’t miss your chance to make it yours!

19. 1998-04-28
    soldstatus $60,000

ⓘ 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: $4,093 · $341/mo
• Projected year-2 tax: $4,093 · $341/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 6 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,369
• − Mortgage interest: −$9,243
• − Property taxes: −$4,093
• − Insurance: −$825
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,800
• Taxable loss: −$3,530
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $58/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: West Jefferson Hills SD
• NCES district ID: 4225590
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $68,796
• Composite: 53.19/100
• National rank: #1503
• State rank: #60 of 539 in PA

Livability — Jefferson Hills

• Score: 76/100
• State rank: #397
• US rank: #3607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson Hills, PA
• County: Allegheny County · 1,022,028 people
• City population: 16,659
• Metro: Pittsburgh, PA
• Population (ZIP): 16,939
• Household income: $76,531
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 572.0

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 (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · China, Canada, India
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% 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: ▼ -96.35%
• Current HPI: 183.858
• Rent YoY: ▲ 10.47%
• 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

+183.3% since first listed

9 events — show timeline

• 2026-03-05 Price Changed $170,000 West Penn MLS
• 2026-01-10 Price Changed $172,500 West Penn MLS
• 2025-11-07 Price Changed $174,900 West Penn MLS
• 2025-10-20 Delisted — West Penn MLS
• 2025-10-20 Listed $179,900 West Penn MLS
• 2025-07-10 Price Changed $179,900 West Penn MLS
• 2025-06-25 Price Changed $189,900 West Penn MLS
• 2025-05-30 Listed $199,900 West Penn MLS
• 1998-04-28 Sold (Public Records) $60,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $4,093 · +3.5% YoY. Source: county tax records.