318 10th St · Sharpsburg, PA 15215

$124,999

2 bd · 1.0 ba · 1,751 sqft · SingleFamily public records · 22 Days on market

Built 1900 1,785 sqft lot Est $207k · 40% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.9/10.0
• 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

Great Investment! Fox Chapel Schools! Newer Boiler, Hot Water Tank and Electric Property sold in As Is Condition! Motivated Seller!! Bring Offers!

Key facts

• Downtown pittsburgh
• Allegheny riverfront
• Off-street parking

Tags

• OFF-STREET PARKING
• ALLEGHENY RIVERFRONT
• EASY ACCESS TO ROUTE 28
• DOWNTOWN PITTSBURGH

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Exterior features: 20 x 90 lot dimensions

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 9.5% in Sharpsburg — 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 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, schools 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.
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 30% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($123k) 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 $20k; list at $125k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,124 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 18.08%
• Cash-on-cash: 42.09%
• DSCR: 2.87
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $206,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Clifton Ave	0.20mi	3/1.5 (+1)	1,725 (-2%)	3mo	$209,000	$121	79
16 4th St	0.29mi	3/1.5 (+1)	1,824 (+4%)	6mo	$215,000	$118	67
1736 Cecil St	0.56mi	3/1.0 (+1)	1,673 (-4%)	4mo	$90,000	$54	58
110 Kittanning Pike	0.54mi	3/1.0 (+1)	1,750 (-0%)	16mo	$85,000	$49	56
737 Parkview Blvd	0.19mi	3/1.5 (+1)	1,562 (-11%)	12mo	$385,000	$246	56
1713 S Canal St	0.52mi	2/1.0	1,557 (-11%)	8mo	$115,000	$74	50
29 Kittanning Pike	0.41mi	3/1.5 (+1)	1,934 (+10%)	8mo	$205,000	$106	50
123 Harding Rd	0.73mi	3/2.0 (+1)	1,750 (-0%)	9mo	$125,000	$71	49
1636 Trinity St	0.69mi	3/2.5 (+1)	1,873 (+7%)	1mo	$501,636	$268	44
66 Cherry St	0.60mi	3/2.0 (+1)	1,952 (+12%)	2mo	$325,000	$166	42
1815 Middle St	0.62mi	3/2.5 (+1)	1,550 (-12%)	3mo	$280,000	$181	38
1817 S Canal St	0.62mi	3/1.5 (+1)	1,504 (-14%)	8mo	$41,000	$27	34

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: 41.1%
• Equity multiple: 2.82×
• Total profit: $63,645
• Equity at exit: $18,638

10-year hold

• IRR: 48.3%
• Equity multiple: 6.16×
• Total profit: $180,667
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,497 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,228

Break-even live

Break-even rent $943

Max offer price $124,999

Occupancy floor 46%

Sensitivity live

Price	-10% $1,298	-5% $1,263	+0% $1,228	+5% $1,192	+10% $1,157
Rent	-10% $1,030	-5% $1,129	+0% $1,228	+5% $1,326	+10% $1,425
Rate	-1.0pp $1,290	-0.5pp $1,259	base $1,228	+0.5pp $1,195	+1.0pp $1,162

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.88mi
160 56th St Pittsburgh, PA	3.0	3.0	1737	$3,900	$2.25	20d	1	1.18mi
5700 Bunkerhill St Pittsburgh, PA	1.0–3.0	1.0–2.0	1258	$2,608	$2.07	2d	17	1.42mi
5264 Dresden Way Pittsburgh, PA	2.0	2.0	1853	$2,500	$1.35	24d	1	1.47mi
5275 Butler St Pittsburgh, PA	2.0	1.0–2.0	885	$4,076	$4.61	2d	130	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $124,999 Active 22 DOM
2. 2026-06-17
   days on market $124,999 Active 21 DOM
3. 2026-06-16
   days on market $124,999 Active 20 DOM
4. 2026-06-15
   days on market $124,999 Active 19 DOM
5. 2026-06-13
   days on market $124,999 Active 17 DOM
6. 2026-06-09
   days on market $124,999 Active 13 DOM
7. 2026-06-08
   days on market $124,999 Active 12 DOM
8. 2026-06-07
   days on market $124,999 Active 11 DOM
9. 2026-06-03
   days on market $124,999 Active 7 DOM
10. 2026-06-02
    days on market $124,999 Active 6 DOM
11. 2026-06-01
    days on market $124,999 Active 5 DOM
12. 2026-05-31
    days on market $124,999 Active 4 DOM
13. 2026-05-27
    listed $124,999 Active
14. 2007-08-07
    soldstatus $20,000
15. 2007-04-20
    soldstatus $20,000 148-char remark

    Show marketing remark (148 chars)

    Great Investment! Fox Chapel Schools! Newer Boiler, Hot Water Tank and Electric Property sold in As Is Condition! Motivated Seller!! Bring Offers!

16. 2007-01-02
    listed $29,900 148-char remark

    Show marketing remark (148 chars)

    Great Investment! Fox Chapel Schools! Newer Boiler, Hot Water Tank and Electric Property sold in As Is Condition! Motivated Seller!! Bring Offers!

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: +$762/yr (+$64/mo · 169.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,965
• − Mortgage interest: −$7,002
• − Property taxes: −$451
• − Insurance: −$625
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$3,636
• Taxable income: $13,456
• Est. tax owed @ 24.0%: −$3,230
• After-tax cash flow: $11,501/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

+318.1% since first listed

4 events — show timeline

• 2026-05-27 Listed $124,999 West Penn MLS
• 2007-08-07 Sold (Public Records) $20,000 Public Records
• 2007-04-20 Sold (MLS) $20,000 West Penn MLS
• 2007-01-02 Listed $29,900 West Penn MLS

Property tax history

-0.7%/yr

Latest (2026): $451 · +1.3% YoY. Source: county tax records.