202 11th St · Turtle Creek, PA 15145

$170,000

2 bd · 1.0 ba · 2,363 sqft · MultiFamily public records · 103 Days on market

Built 1898 $72/sqft · 27% above area Est $153k · 11% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Check out this multi-family located in Turtle Creek! You have 3 units all in one building plus garage. This place is a cash cow with major mechanicals already in working condition for you. Clean up the units to raise rent or keep them the same and you will see an amazing return! (3) 1/1 units Renting for $750/mo $750/mo $700/mo -1 boiler for all units -Using their own window units for AC -Roof is 10 years old -About 9 windows replaced in the last 5 years -1 electrical panel -1 hot water tank Garage $50/mo NOI ~ $21K Cap rate 12-14%

Key facts

• 1 boiler
• Multi-family
• Major mechanicals

Tags

• MULTI-FAMILY
• 3 UNITS
• MAJOR MECHANICALS
• 1 BOILER
• 1 ELECTRICAL PANEL
• 1 HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $170k.

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 ($3k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#807 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, amenities F, commute F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 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 $3,010/mo this rent would consume 73% of the median local household income ($50k/yr) (locally 344% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $170k implies a 496% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.77% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.09%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $152,921
• List price: $170,000
• Delta: 11.17%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.10×
• Total profit: $52,532
• Equity at exit: $25,348

10-year hold

• IRR: 34.2%
• Equity multiple: 4.13×
• Total profit: $148,892
• Equity at exit: $14,698

Cash invested: $47,600 (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 15145

• Home prices YoY: -31.2%
• Active inventory: 27
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $3,010 high
• Mortgage (P&I): −$891
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,257

Break-even live

Break-even rent $1,419

Max offer price $170,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,353	-5% $1,305	+0% $1,257	+5% $1,209	+10% $1,161
Rent	-10% $1,019	-5% $1,138	+0% $1,257	+5% $1,376	+10% $1,495
Rate	-1.0pp $1,343	-0.5pp $1,300	base $1,257	+0.5pp $1,213	+1.0pp $1,168

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,009
Total (3 units)			$3,010

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Center St Unit 1 East Pittsburgh, PA	1.0	1.0	2189	$1,150	$0.53	24d	1	1.22mi

Listing history 16 events

1. 2026-06-21
   days on market $170,000 Active 103 DOM
2. 2026-06-18
   days on market $170,000 Active 100 DOM
3. 2026-06-17
   days on market $170,000 Active 99 DOM
4. 2026-06-16
   days on market $170,000 Active 98 DOM
5. 2026-06-15
   days on market $170,000 Active 97 DOM
6. 2026-06-13
   days on market $170,000 Active 95 DOM
7. 2026-06-09
   days on market $170,000 Active 91 DOM
8. 2026-06-08
   days on market $170,000 Active 90 DOM
9. 2026-06-07
   days on market $170,000 Active 89 DOM
10. 2026-06-05
    days on market $170,000 Active 86 DOM
11. 2026-06-03
    days on market $170,000 Active 85 DOM
12. 2026-06-02
    days on market $170,000 Active 84 DOM
13. 2026-06-01
    days on market $170,000 Active 83 DOM
14. 2026-05-31
    days on market $170,000 Active 82 DOM
15. 2026-03-09
    listed $170,000 Active 540-char remark

    Show marketing remark (540 chars)

    Check out this multi-family located in Turtle Creek! You have 3 units all in one building plus garage. This place is a cash cow with major mechanicals already in working condition for you. Clean up the units to raise rent or keep them the same and you will see an amazing return! (3) 1/1 units Renting for $750/mo $750/mo $700/mo -1 boiler for all units -Using their own window units for AC -Roof is 10 years old -About 9 windows replaced in the last 5 years -1 electrical panel -1 hot water tank Garage $50/mo NOI ~ $21K Cap rate 12-14%

16. 1993-06-15
    soldstatus $28,500

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$726/yr (+$60/mo · 58.8%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 20 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: $36,120
• − Mortgage interest: −$9,523
• − Property taxes: −$1,235
• − Insurance: −$1,516
• − Repairs & maintenance: −$2,890
• − Management: −$2,890
• − Depreciation: −$4,945
• Taxable income: $13,121
• Est. tax owed @ 24.0%: −$3,149
• After-tax cash flow: $11,936/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Turtle Creek

• Score: 69/100
• State rank: #807
• US rank: #8228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Turtle Creek, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,695
• Metro: Pittsburgh, PA
• Population (ZIP): 6,695
• Household income: $49,628
• Rent vs Own: 59.6% rent · 40.4% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Two or more races 11% Asian 2%
• Common ancestry: Romanian 6% Slovene 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -73.67%
• Current HPI: 162.0452
• 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

+496.5% since first listed

2 events — show timeline

• 2026-03-09 Listed $170,000 Fizber.com
• 1993-06-15 Sold (Public Records) $28,500 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,235 · +3.1% YoY. Source: county tax records.