13 3rd St · Sharpsburg, PA 15215

$219,900

2 bd · 1.0 ba · 1,941 sqft · SingleFamily public records · 68 Days on market

Built 1900 1,254 sqft lot $113/sqft · at area comps Est $219k · at est.

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.3/15.0
• Schools +6.9/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and updated 2-story home, perfectly situated on a quiet dead-end street in the vibrant Sharpsburg community. Combining classic character with modern convivence, this property offers an ideal layout for comfortable living and entertaining. Fabulous property with modern kitchen, inviting living spaces, spacious bedrooms, two full bathrooms, and a walkable lifestyle community.

Key facts

• Updated 2-story home
• Modern kitchen
• 1,254 sq ft lot

Tags

• UPDATED 2-STORY HOME
• QUIET DEAD-END STREET
• MODERN KITCHEN
• INVITING LIVING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#248 in PA, #2,145 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, employment D-.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Dorseyville Ms (math 59% / reading 82%, grade A, #11 of 512 statewide, top 2%, 967 students, 24% FRL); Fox Chapel Area Hs (math 87%, 1,283 students, 25% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 31% of the median local income ($99k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $58k; list at $220k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $219,047
• List price: $219,900
• Delta: 0.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 4th St	0.05mi	3/1.5 (+1)	1,824 (-6%)	6mo	$215,000	$118	75
66 Cherry St	0.37mi	3/2.0 (+1)	1,952 (+1%)	2mo	$325,000	$166	72
1636 Trinity St	0.59mi	3/2.5 (+1)	1,873 (-4%)	1mo	$501,636	$268	55
1218 Penn St	0.46mi	3/1.5 (+1)	2,082 (+7%)	8mo	$128,000	$61	53
29 Kittanning Pike	0.73mi	3/1.5 (+1)	1,934 (-0%)	8mo	$205,000	$106	52
229 Clifton Ave	0.52mi	3/1.5 (+1)	1,725 (-11%)	3mo	$209,000	$121	48
713 Edgewood Ave	0.57mi	3/2.5 (+1)	2,020 (+4%)	10mo	$710,000	$351	47
1503 Windcrest Dr	0.67mi	3/2.5 (+1)	1,927 (-1%)	14mo	$462,000	$240	44
1048 Downlook	0.68mi	3/2.0 (+1)	1,832 (-6%)	12mo	$367,500	$201	40
1351 Simona Dr	0.74mi	3/1.5 (+1)	1,834 (-6%)	12mo	$367,500	$200	39
1405 Woodbine St	0.65mi	3/2.5 (+1)	2,032 (+5%)	16mo	$313,595	$154	38
78 High St	0.62mi	3/3.0 (+1)	2,176 (+12%)	4mo	$33,333	$15	35

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 · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $5,392
• Equity at exit: $32,788

10-year hold

• IRR: 13.9%
• Equity multiple: 2.23×
• Total profit: $75,483
• Equity at exit: $19,013

Cash invested: $61,572 (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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,583 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$92
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $550

Break-even live

Break-even rent $1,886

Max offer price $219,900

Occupancy floor 74%

Sensitivity live

Price	-10% $675	-5% $613	+0% $550	+5% $488	+10% $426
Rent	-10% $346	-5% $448	+0% $550	+5% $652	+10% $754
Rate	-1.0pp $661	-0.5pp $606	base $550	+0.5pp $493	+1.0pp $435

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6026 Sawyer St Unit NA Pittsburgh, PA	3.0	2.0	2231	$2,500	$1.12	20d	1	0.57mi
160 56th St Pittsburgh, PA	3.0	3.0	1737	$3,900	$2.25	20d	1	0.85mi
5264 Dresden Way Pittsburgh, PA	2.0	2.0	1853	$2,500	$1.35	25d	1	1.14mi
5275 Butler St Pittsburgh, PA	2.0	1.0–2.0	885	$4,076	$4.61	3d	130	1.15mi
5700 Bunkerhill St Pittsburgh, PA	1.0–3.0	1.0–2.0	1258	$2,608	$2.07	3d	17	1.41mi
1115 N Negley Ave Pittsburgh, PA	1.0–2.0	1.0–2.0	968	$2,390	$2.47	3d	2	1.43mi

Listing history 17 events

1. 2026-06-21
   days on market $219,900 Active 68 DOM
2. 2026-06-18
   days on market $219,900 Active 65 DOM
3. 2026-06-17
   days on market $219,900 Active 64 DOM
4. 2026-06-16
   days on market $219,900 Active 63 DOM
5. 2026-06-15
   days on market $219,900 Active 62 DOM
6. 2026-06-13
   days on market $219,900 Active 60 DOM
7. 2026-06-09
   days on market $219,900 Active 56 DOM
8. 2026-06-08
   days on market $219,900 Active 55 DOM
9. 2026-06-07
   days on market $219,900 Active 54 DOM
10. 2026-06-03
    days on market $219,900 Active 50 DOM
11. 2026-06-02
    days on market $219,900 Active 49 DOM
12. 2026-06-01
    pricedays on market $219,900 Active 48 DOM
13. 2026-05-31
    days on market $224,900 Active 47 DOM
14. 2026-04-13
    listed $224,900 Active 401-char remark

    Show marketing remark (401 chars)

    Welcome to this spacious and updated 2-story home, perfectly situated on a quiet dead-end street in the vibrant Sharpsburg community. Combining classic character with modern convivence, this property offers an ideal layout for comfortable living and entertaining. Fabulous property with modern kitchen, inviting living spaces, spacious bedrooms, two full bathrooms, and a walkable lifestyle community.

15. 2007-09-12
    soldstatus $58,000
16. 2007-09-11
    soldstatus $58,000 135-char remark

    Show marketing remark (135 chars)

    What a surprise in this 3 bedroom home, with newer cherry kitchen, large rooms, walk in closets, 1st floor family room, and central air

17. 2007-02-15
    listed $63,500 135-char remark

    Show marketing remark (135 chars)

    What a surprise in this 3 bedroom home, with newer cherry kitchen, large rooms, walk in closets, 1st floor family room, and central air

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,875 · $240/mo
• Expected delta: +$599/yr (+$50/mo · 26.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,993
• − Mortgage interest: −$12,318
• − Property taxes: −$2,276
• − Insurance: −$1,766
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$6,397
• Taxable income: $3,277
• Est. tax owed @ 24.0%: −$787
• After-tax cash flow: $5,818/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Sharpsburg

• Score: 79/100
• State rank: #248
• US rank: #2145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpsburg, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,907
• Household income: $99,071
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 311.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 2% Chinese 2% Other Indo-European 2%

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: ▼ -171.68%
• Current HPI: 284.7359
• Rent YoY: ▲ 5.24%
• 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

+254.2% since first listed

4 events — show timeline

• 2026-04-13 Listed $224,900 West Penn MLS
• 2007-09-12 Sold (Public Records) $58,000 Public Records
• 2007-09-11 Sold (MLS) $58,000 West Penn MLS
• 2007-02-15 Listed $63,500 West Penn MLS

Property tax history

+1.4%/yr

Latest (2026): $2,276 · +1.3% YoY. Source: county tax records.