7967 Aber Rd · Penn Hills, PA 15147

$130,000

3 bd · 1.5 ba · 1,604 sqft · SingleFamily public records · 73 Days on market

Built 1967 8,276 sqft lot Est $207k · 37% 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 +24.4/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

14x10 Front Porch, 20x12 Covered Rear Porch 9x8 Laundry Room, Laundry Chute, Updated Roof, Shed, Great Home.

Key facts

• Front covered porch
• Formal dining room
• Cozy brick fireplace

Tags

• FRONT COVERED PORCH
• REAR PATIO
• NATURAL LIGHT
• COZY BRICK FIREPLACE
• COUNTER AND CABINET SPACE
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Attached garage with built-in parking (2 spaces)
• Home design: Two-story home
• Construction: Brick and frame construction
• Exterior features: 60x130 (approx.) lot; Resale condition

Interior

• Kitchen: Kitchen on main level (approx. 11x13)
• Bedrooms: Three bedrooms (two on upper level, one upper — sizes approx. 10x10, 10x11, 12x17)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Full unfinished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% of the median local income ($67k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $87k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.30% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $206,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Grove Rd	0.20mi	3/1.5	1,450 (-10%)	4mo	$232,000	$160	72
277 Suncrest Dr	0.26mi	3/2.5	1,536 (-4%)	7mo	$256,000	$167	71
9620 Emerson St	0.52mi	3/2.0	1,598 (-0%)	7mo	$29,000	$18	67
8952 Eastwood Rd	0.40mi	3/2.0	1,714 (+7%)	2mo	$245,000	$143	66
162 Conestoga Rd	0.34mi	3/2.0	1,435 (-10%)	4mo	$185,500	$129	62
451 Grove Rd	0.31mi	3/1.5	1,412 (-12%)	5mo	$164,900	$117	61
2173 Sampson St	0.56mi	3/1.0	1,714 (+7%)	3mo	$160,000	$93	58
8527 Westwood Rd	0.67mi	3/1.0	1,528 (-5%)	4mo	$156,000	$102	55
200 Champa St	0.46mi	3/3.0	1,756 (+10%)	4mo	$130,000	$74	53
7720 Mark Dr	0.51mi	3/2.5	1,418 (-12%)	5mo	$235,000	$166	49
8250 Aber Rd	0.50mi	3/2.0	1,364 (-15%)	1mo	$220,000	$161	49
86 Woods Rd	0.57mi	3/1.0	1,420 (-12%)	8mo	$62,000	$44	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,081
• Equity at exit: $19,383

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $18,676
• Equity at exit: $11,240

Cash invested: $36,400 (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 15147

• Home prices YoY: -26.0%
• Active inventory: 64
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$682
• Tax from tax record: −$332 /mo · $3,980/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $265

Break-even live

Break-even rent $1,351

Max offer price $130,000

Occupancy floor 79%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	0.02mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	43d	1	0.09mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	3d	1	0.45mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	0.51mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	23d	1	0.52mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	0.52mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	7d	1	0.58mi
8606 Westwood Rd Pittsburgh, PA	4.0	1.0	1596	$1,425	$0.89	43d	1	0.64mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	23d	1	0.74mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	1.03mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.03mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	1.11mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	1.13mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	1.27mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	1d	1	1.39mi
100 Vista Cir #402 Pittsburgh, PA	2.0	2.0	1961	$4,350	$2.22	1d	1	1.41mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	43d	1	1.41mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	1.45mi
154 Park Sq Pittsburgh, PA	3.0	2.5	2040	$3,800	$1.86	43d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $130,000 Active 73 DOM
2. 2026-06-17
   days on market $130,000 Active 72 DOM
3. 2026-06-16
   days on market $130,000 Active 71 DOM
4. 2026-06-15
   status $130,000 Active 70 DOM
5. 2026-06-02
   statusdays on market $130,000 Pending 70 DOM
6. 2026-06-01
   days on market $130,000 Contingent 69 DOM
7. 2026-05-31
   days on market $130,000 Contingent 68 DOM
8. 2026-04-07
   historical Contingent
9. 2026-03-24
   listed $130,000 Active
10. 2003-07-31
    soldstatus $87,000
11. 2003-07-25
    soldstatus $87,000 108-char remark

    Show marketing remark (108 chars)

    14x10 Front Porch, 20x12 Covered Rear Porch 9x8 Laundry Room, Laundry Chute, Updated Roof, Shed, Great Home.

12. 2003-04-25
    listed $87,900 108-char remark

    Show marketing remark (108 chars)

    14x10 Front Porch, 20x12 Covered Rear Porch 9x8 Laundry Room, Laundry Chute, Updated Roof, Shed, Great Home.

ⓘ 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: $3,980 · $332/mo
• Projected year-2 tax: $3,980 · $332/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 ≥96°F today · 15 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: $20,236
• − Mortgage interest: −$7,282
• − Property taxes: −$3,980
• − Insurance: −$650
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$3,782
• Taxable income: $1,304
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,863/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Penn Hills

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): 15,798
• Household income: $66,757
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 511.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -87.47%
• Current HPI: 249.3773
• Rent YoY: —
• 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

+47.9% since first listed

5 events — show timeline

• 2026-04-07 Contingent — West Penn MLS
• 2026-03-24 Listed $130,000 West Penn MLS
• 2003-07-31 Sold (Public Records) $87,000 Public Records
• 2003-07-25 Sold (MLS) $87,000 West Penn MLS
• 2003-04-25 Listed $87,900 West Penn MLS

Property tax history

+4.1%/yr

Latest (2026): $3,980 · +25.5% YoY. Source: county tax records.