4040 Levi Ln · Bridgeville, PA 15017

$359,990

3 bd · 2.5 ba · 1,927 sqft · Land · 35 Days on market

Built 2025 2,178 sqft lot

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Why this score? — see what drove the D- 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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this brand-new end-unit townhome, a short walk to Hastings shops and restaurants. With 1927 sq ft of thoughtfully designed living, this home offers 3 bedrooms, 2.5 bathrooms, and a finished lower level—ideal for work, play, or relaxing. The open-concept main floor features lux vinyl plank flooring, creating a seamless flow throughout the great room, kitchen, & dining areas. Natural light pours in through large windows & the connected optional balcony, enhancing the airy feel. Outside, Hardie Plank siding and classic architectural details provide timeless curb appeal blending charm with convenience. Hastings has OTB Bicycle Cafe, Recon Brewing, Mindbody Yoga + Bar

Key facts

• Large windows
• End-unit townhome
• Optional balcony

Tags

• END-UNIT TOWNHOME
• FINISHED LOWER LEVEL
• OPEN-CONCEPT MAIN FLOOR
• LUX VINYL PLANK FLOORING
• LARGE WINDOWS
• OPTIONAL BALCONY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $360k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (20.2% below list).
• Recommended offer: $287k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.1% in Bridgeville — 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 80/100 on livability (#199 in PA, #1,745 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities A; Watch: employment C-, commute F.
• South Fayette Township SD (suburban): math 67% / reading 85% proficiency, ranked #12 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: South Fayette Intermediate Sch (math 71% / reading 86%, grade A, #60 of 1,518 statewide, top 4%, 838 students, 13% FRL); South Fayette Ms (math 57% / reading 85%, grade A, #10 of 512 statewide, top 2%, 802 students, 13% FRL); South Fayette Twp Hs (math 85%, 1,074 students, 10% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 40% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.

Recommended offer $287,321 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-72,173
• Equity at exit: $53,676

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-80,548
• Equity at exit: $31,125

Cash invested: $100,797 (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 15017

• Home prices YoY: -31.8%
• Active inventory: 70
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,873 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-218

Break-even live

Break-even rent $3,149

Max offer price $328,449

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-94	+0% $-218	+5% $-342	+10% $-467
Rent	-10% $-445	-5% $-331	+0% $-218	+5% $-104	+10% $9
Rate	-1.0pp $-37	-0.5pp $-126	base $-218	+0.5pp $-311	+1.0pp $-406

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: $89,998
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4022 Cottage Way Bridgeville, PA	4.0	4.0	2218	$3,990	$1.80	3d	1	0.05mi
4009 Cottage Way Bridgeville, PA	3.0	3.5	2161	$3,850	$1.78	45d	1	0.08mi
1439 Hastings Cres Bridgeville, PA	2.0	2.0	1280	$2,390	$1.87	3d	1	0.15mi
3026 Green Ln Bridgeville, PA	3.0	2.5	1728	$3,100	$1.79	3d	1	0.18mi
2553 Hunting Ridge Trl Bridgeville, PA	3.0	1.5	1311	$1,950	$1.49	5d	1	0.67mi
1293 Manor Dr Pittsburgh, PA	4.0	2.5	2100	$2,875	$1.37	3d	1	0.85mi
1313 Star Ridge Dr Pittsburgh, PA	3.0	2.5	1693	$3,200	$1.89	3d	1	0.94mi
531 Hunters Path Rd Bridgeville, PA	3.0	2.5	1400	$1,900	$1.36	3d	1	1.06mi
794 Wheatland Cir Bridgeville, PA	3.0	1.5	1365	$1,700	$1.25	45d	1	1.24mi

Listing history 2 events

1. 2025-12-02
   status Pending
2. 2025-10-28
   listed $359,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,479
• − Mortgage interest: −$20,165
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,758
• − Management: −$2,758
• − Depreciation: −$10,472
• Taxable loss: −$8,875
• Est. tax savings @ 24.0%: +$2,130
• After-tax cash flow: $-486/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: South Fayette Township SD
• NCES district ID: 4220580
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 85% ▼ -5.00%
• Median HH income: $74,409
• Composite: 66.61/100
• National rank: #415
• State rank: #12 of 539 in PA

Livability — Bridgeville

• Score: 80/100
• State rank: #199
• US rank: #1745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 17,782
• Metro: Pittsburgh, PA
• Population (ZIP): 17,782
• Household income: $86,937
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 454.0

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 2%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Chinese 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: ▼ -118.46%
• Current HPI: 254.0465
• 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

2 events — show timeline

• 2025-12-02 Pending — West Penn MLS
• 2025-10-28 Listed $359,990 West Penn MLS

Property tax history

+2.6%/yr

Latest (2026): $4 · +2.6% YoY. Source: county tax records.