700 E 10th Ave · Munhall, PA 15120

$139,000

4 bd · 1.5 ba · 2,880 sqft · SingleFamily public records · 225 Days on market

Built 1900 5,501 sqft lot $48/sqft · 32% below area Est $205k · 32% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 700 E 10th Avenue! This beautiful corner-lot home offers plenty of on-street and potential off-street parking. Whether you're looking for your next personal residence or an investment opportunity, this property is full of potential. Featuring great bones, a new roof, and a new porch, the home is conveniently located within walking distance to the waterfront, public transportation, and more. just minutes from the city. Home will need upgrades and is being sold as-is.

Key facts

• Corner-lot
• New porch
• New roof

Tags

• CORNER-LOT
• NEW ROOF
• NEW PORCH
• WALKING DISTANCE TO WATERFRONT
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 6.8% in Munhall — 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 78/100 on livability (#308 in PA, #2,734 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,211/mo this rent would consume 48% of the median local household income ($56k/yr) (locally 669% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (median comp): $204,869
• List price: $139,000
• Delta: -32.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 E 9th Ave	0.16mi	5/1.0 (+1)	2,522 (-12%)	13mo	$35,500	$14	54

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.73×
• Total profit: $28,305
• Equity at exit: $20,725

10-year hold

• IRR: 27.0%
• Equity multiple: 3.50×
• Total profit: $97,158
• Equity at exit: $12,018

Cash invested: $38,920 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 93
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $760

Break-even live

Break-even rent $1,249

Max offer price $139,000

Occupancy floor 61%

Sensitivity live

Price	-10% $839	-5% $799	+0% $760	+5% $721	+10% $681
Rent	-10% $585	-5% $673	+0% $760	+5% $847	+10% $935
Rate	-1.0pp $830	-0.5pp $795	base $760	+0.5pp $724	+1.0pp $687

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 3rd Ave Braddock, PA	5.0	3.0	2500	$3,800	$1.52	44d	1	1.33mi

Listing history 15 events

1. 2026-06-21
   days on market $139,000 Active 225 DOM
2. 2026-06-18
   days on market $139,000 Active 222 DOM
3. 2026-06-17
   days on market $139,000 Active 221 DOM
4. 2026-06-16
   days on market $139,000 Active 220 DOM
5. 2026-06-15
   days on market $139,000 Active 219 DOM
6. 2026-06-13
   days on market $139,000 Active 217 DOM
7. 2026-06-09
   days on market $139,000 Active 213 DOM
8. 2026-06-08
   days on market $139,000 Active 212 DOM
9. 2026-06-07
   days on market $139,000 Active 211 DOM
10. 2026-06-05
    days on market $139,000 Active 208 DOM
11. 2026-06-03
    days on market $139,000 Active 207 DOM
12. 2026-06-02
    days on market $139,000 Active 206 DOM
13. 2026-06-01
    days on market $139,000 Active 205 DOM
14. 2026-05-31
    days on market $139,000 Active 204 DOM
15. 2025-11-07
    listed $139,000 Active 482-char remark

    Show marketing remark (482 chars)

    Welcome to 700 E 10th Avenue! This beautiful corner-lot home offers plenty of on-street and potential off-street parking. Whether you're looking for your next personal residence or an investment opportunity, this property is full of potential. Featuring great bones, a new roof, and a new porch, the home is conveniently located within walking distance to the waterfront, public transportation, and more. just minutes from the city. Home will need upgrades and is being sold as-is.

ⓘ 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: $2,399 · $200/mo
• Projected year-2 tax: $2,399 · $200/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 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $26,531
• − Mortgage interest: −$7,786
• − Property taxes: −$2,399
• − Insurance: −$695
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$4,044
• Taxable income: $7,362
• Est. tax owed @ 24.0%: −$1,767
• After-tax cash flow: $7,351/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Munhall

• Score: 78/100
• State rank: #308
• US rank: #2734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munhall, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,029
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

1 event — show timeline

• 2025-11-07 Listed $139,000 West Penn MLS

Property tax history

+6.3%/yr

Latest (2026): $2,399 · +3.9% YoY. Source: county tax records.