3079 Mount Troy Rd · Reserve, PA 15212

$200,000

3 bd · 1.0 ba · 1,523 sqft · SingleFamily public records · 36 Days on market

Built 1950 6,250 sqft lot $131/sqft · 22% below area Est $255k · 22% 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).

• Cash flow +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must call day/nite before. Good investment opportunity. Current tenant has lived here 10 years. Nice w/ good rm sizes. Above-ground pool. Possibility of putting in driveway.

Key facts

• Private backyard
• Large yard
• Bonus room

Tags

• UPDATED HOME
• LARGE YARD
• RENOVATED KITCHEN
• BONUS ROOM
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Brick construction; Asphalt roof; Home warranty included
• Exterior features: Public water; Public sewer

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Carpet and vinyl flooring; Basement

🏷️ Possibly a rental listed for sale. The $200,000 price doesn't fit this home's estimated sale value (~$255,229) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (4.0% below list).
• Recommended offer: $192k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Shaler Area SD (suburban): math 36% / reading 59% proficiency, ranked #208 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.0%/yr); 11 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $73k; list at $200k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,972 (4.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.96% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (median comp): $255,229
• List price: $200,000
• Delta: -21.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3057 Mount Troy Rd	0.09mi	3/1.5	1,440 (-5%)	17mo	$215,000	$149	71
419 Kinkura Dr	0.15mi	3/2.0	1,616 (+6%)	15mo	$270,000	$167	66
413 Kinkura Dr	0.12mi	3/2.0	1,320 (-13%)	8mo	$247,450	$187	61
833 Reserve St	0.45mi	3/1.5	1,632 (+7%)	8mo	$317,900	$195	59
841 Stanton Ave	0.45mi	3/1.5	1,648 (+8%)	11mo	$235,000	$143	54
3226 Spring Gdn	0.38mi	3/2.0	1,710 (+12%)	8mo	$149,000	$87	51
2375 E Beckert Ave	0.60mi	3/2.0	1,715 (+13%)	1mo	$265,000	$155	46
824 Stanton Ave	0.49mi	4/1.0 (+1)	1,370 (-10%)	13mo	$272,000	$199	45
104 Bonita Ter	0.56mi	2/2.0 (-1)	1,675 (+10%)	8mo	$272,500	$163	42
114 Biscayne	0.63mi	3/2.0	1,700 (+12%)	13mo	$305,000	$179	37
9 Spring St	0.56mi	3/1.0	1,750 (+15%)	16mo	$150,000	$86	35
204 William St	0.70mi	3/2.0	1,296 (-15%)	7mo	$63,000	$49	33

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.56×
• Total profit: $-24,435
• Equity at exit: $29,821

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-5,144
• Equity at exit: $17,292

Cash invested: $56,000 (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 15212

• Home prices YoY: -31.6%
• Rents YoY: 4.0%
• Active inventory: 11
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$291 /mo · $3,492/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $93

Break-even live

Break-even rent $1,801

Max offer price $200,000

Occupancy floor 90%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Shoup St #2 Pittsburgh, PA	2.0	1.0	2064	$2,000	$0.97	44d	1	1.01mi
212 Hugel Dr Unit 1 Pittsburgh, PA	2.0	1.0	1200	$1,450	$1.21	24d	1	1.30mi
1304 Firth St Pittsburgh, PA	3.0	1.0	1893	$2,399	$1.27	17d	1	1.32mi
4107 Willow St Pittsburgh, PA	2.0	1.0–2.0	917	$3,334	$3.63	2d	28	1.43mi
147 39th St Pittsburgh, PA	3.0	1.0–2.0	934	$3,463	$3.71	2d	44	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $200,000 Active 36 DOM
2. 2026-06-17
   days on market $200,000 Active 35 DOM
3. 2026-06-16
   days on market $200,000 Active 34 DOM
4. 2026-06-15
   days on market $200,000 Active 33 DOM
5. 2026-06-13
   days on market $200,000 Active 31 DOM
6. 2026-06-13
   days on market $200,000 Active 30 DOM
7. 2026-06-09
   days on market $200,000 Active 27 DOM
8. 2026-06-08
   days on market $200,000 Active 26 DOM
9. 2026-06-07
   days on market $200,000 Active 25 DOM
10. 2026-06-03
    days on market $200,000 Active 21 DOM
11. 2026-06-02
    days on market $200,000 Active 20 DOM
12. 2026-06-01
    days on market $200,000 Active 19 DOM
13. 2026-05-31
    days on market $200,000 Active 18 DOM
14. 2026-05-18
    status Active 1138-char remark
15. 2026-05-13
    listed $200,000 Active 1138-char remark
16. 2006-09-14
    soldstatus $73,000 173-char remark

    Show marketing remark (173 chars)

    Must call day/nite before. Good investment opportunity. Current tenant has lived here 10 years. Nice w/ good rm sizes. Above-ground pool. Possibility of putting in driveway.

17. 2006-09-14
    soldstatus $73,000

    Show marketing remark (173 chars)

    Must call day/nite before. Good investment opportunity. Current tenant has lived here 10 years. Nice w/ good rm sizes. Above-ground pool. Possibility of putting in driveway.

18. 2006-07-15
    listed $69,900 173-char remark

    Show marketing remark (173 chars)

    Must call day/nite before. Good investment opportunity. Current tenant has lived here 10 years. Nice w/ good rm sizes. Above-ground pool. Possibility of putting in driveway.

ⓘ 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: $3,492 · $291/mo
• Projected year-2 tax: $3,492 · $291/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 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,037
• − Mortgage interest: −$11,203
• − Property taxes: −$3,492
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$5,818
• Taxable loss: −$2,163
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $1,640/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: Shaler Area SD
• NCES district ID: 4221200
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $57,411
• Composite: 41.33/100
• National rank: #3506
• State rank: #208 of 539 in PA

Livability — Reserve

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 27,652
• Household income: $64,077
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1584.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 25% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 3% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -120.40%
• Current HPI: 260.4262
• Rent YoY: ▲ 4.01%
• 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

+186.1% since first listed

5 events — show timeline

• 2026-05-18 Relisted — West Penn MLS
• 2026-05-13 Listed $200,000 West Penn MLS
• 2006-09-14 Sold (Public Records) $73,000 Public Records
• 2006-09-14 Sold (MLS) $73,000 West Penn MLS
• 2006-07-15 Listed $69,900 West Penn MLS

Property tax history

+4.1%/yr

Latest (2026): $3,492 · +25.4% YoY. Source: county tax records.