11228 Azalea Dr · Churchill, PA 15235

$165,000

3 bd · 1.5 ba · 927 sqft · SingleFamily public records · 9 Days on market

Built 1955 4,795 sqft lot Est $144k · 15% over

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Why this score? — see what drove the F 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 +11.3/30.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! 3 BEDROOM * 1.5 BATH * UPDATED RANCH * BEAUTIFUL HARDWOOD FLOORS * CENTRAL AIR CONDITIONING * UPDATED KITCHEN * LEVEL BACK YARD * CEMENT DRIVEWAY * NEWER WINDOWS * LARGE BAY WINDOW IN LIVING ROOM * NEWER BATHROOM * FINISHED GAMEROOM WITH HALF BATH * IDEAL LOCATION * MOVE RIGHT IN * GOOD RENTAL INCOME PROPERTY

Key facts

• Hardwood flooring
• Level backyard
• Updated kitchen

Tags

• HARDWOOD FLOORING
• UPDATED KITCHEN
• FINISHED LOWER-LEVEL GAME ROOM
• LEVEL BACKYARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage with built-in garage door opener; One total parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Brick construction; Asphalt roof; Home warranty included
• Exterior features: Public transportation nearby

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: Three bedrooms on the main level (approx. 12x10, 12x11, 12x12)
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Window screens and window treatments; Walk-out basement access
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-59 ($-712/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (13.9% below list).
• Recommended offer: $142k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Churchill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#486 in PA, #4,477 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• 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.
• Zoned schools: Penn Hills El Sch (math 14% / reading 27%, grade F, #1,243 of 1,518 statewide, top 82%, 1,279 students, 100% FRL); Linton Ms (math 3% / reading 21%, grade F, #489 of 512 statewide, top 96%, 640 students, 100% FRL); Penn Hills Shs (math 34% / reading 24%, grade F, #357 of 437 statewide, top 82%, 1,107 students, 88% FRL) — zoned schools average 96% FRL vs 56% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 30y 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 $107k; list at $165k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,123 (13.9% 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. Built in 1955 — 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. 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: 0.86% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $143,685
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11337 Althea Rd	0.15mi	3/1.0	910 (-2%)	9mo	$186,900	$205	80
330 Wilson Dr	0.38mi	2/2.0 (-1)	956 (+3%)	4mo	$128,000	$134	67
326 Dorothy Dr	0.27mi	3/1.0	956 (+3%)	19mo	$91,047	$95	65
10804 Highpoint Dr	0.13mi	2/2.0 (-1)	992 (+7%)	14mo	$150,000	$151	64
10816 Highpoint Dr	0.10mi	2/2.0 (-1)	992 (+7%)	17mo	$75,000	$76	62
165 Spring Grove Rd	0.27mi	2/2.0 (-1)	1,040 (+12%)	1mo	$150,000	$144	59
11420 Azalea Dr	0.33mi	3/1.0	1,040 (+12%)	9mo	$192,000	$185	55
419 Elias Dr	0.63mi	3/1.0	976 (+5%)	9mo	$152,500	$156	52
325 Walpole Dr	0.75mi	3/1.0	975 (+5%)	9mo	$167,000	$171	47
4940 3rd St	0.74mi	2/1.5 (-1)	1,025 (+11%)	0mo	$195,000	$190	42
221 Crestview Rd	0.64mi	3/1.5	1,030 (+11%)	14mo	$160,000	$155	40
77 Duff Rd	0.69mi	2/1.0 (-1)	1,050 (+13%)	2mo	$8,755	$8	36

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.49×
• Total profit: $-23,540
• Equity at exit: $24,602

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $6,122
• Equity at exit: $14,266

Cash invested: $46,200 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$865
• Tax from tax record: −$248 /mo · $2,977/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-59

Break-even live

Break-even rent $1,496

Max offer price $154,517

Occupancy floor 99%

Sensitivity live

Price	-10% $34	-5% $-13	+0% $-59	+5% $-106	+10% $-153
Rent	-10% $-172	-5% $-115	+0% $-59	+5% $-3	+10% $53
Rate	-1.0pp $24	-0.5pp $-17	base $-59	+0.5pp $-102	+1.0pp $-146

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	19d	1	0.53mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	25d	1	0.72mi
1426 Homestead Rd Unit 3 Verona, PA	3.0	1.0	1000	$1,499	$1.50	14d	1	0.87mi
261 Universal Rd Unit 261UNIV Pittsburgh, PA	3.0	1.0	1100	$1,225	$1.11	5d	1	0.97mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	9d	2	0.97mi
5725 Verona Rd Unit 2 Verona, PA	2.0	1.0	850	$1,200	$1.41	25d	1	1.04mi
5725 Verona Rd #1 Verona, PA	2.0	1.0	800	$1,300	$1.62	25d	1	1.04mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	45d	1	1.16mi
127 Stowe Dr Pittsburgh, PA	3.0	1.0	948	$1,495	$1.58	23d	1	1.20mi
325 Poe Dr Pittsburgh, PA	2.0	1.0	1056	$1,599	$1.51	45d	1	1.25mi
154 Collins Dr Pittsburgh, PA	3.0	1.0	986	$1,295	$1.31	4d	1	1.26mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	16d	1	1.27mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	4d	1	1.28mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.37mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	9d	1	1.38mi
6388 Saltsburg Rd Pittsburgh, PA	2.0	1.5	875	$1,300	$1.49	5d	1	1.48mi

Listing history 8 events

1. 2026-06-21
   days on market $165,000 Active 9 DOM
2. 2026-06-18
   days on market $165,000 Active 6 DOM
3. 2026-06-17
   days on market $165,000 Active 5 DOM
4. 2026-06-16
   days on market $165,000 Active 4 DOM
5. 2026-06-15
   status $165,000 Active 3 DOM
6. 2026-06-02
   status $165,000 Pending 3 DOM
7. 2026-06-01
   days on market $165,000 Active 3 DOM
8. 2026-05-31
   days on market $165,000 Active 2 DOM

ⓘ 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: $2,977 · $248/mo
• Projected year-2 tax: $2,977 · $248/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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,055
• − Mortgage interest: −$9,243
• − Property taxes: −$2,977
• − Insurance: −$825
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,800
• Taxable loss: −$3,519
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $132/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 — Churchill

• Score: 74/100
• State rank: #486
• US rank: #4477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

+190.0% since first listed

21 events — show timeline

• 2026-05-29 Listed $165,000 West Penn MLS
• 2020-08-06 Sold (Public Records) $107,000 Public Records
• 2020-07-30 Pending — West Penn MLS
• 2020-07-29 Sold (MLS) $107,000 West Penn MLS
• 2020-05-29 Contingent — West Penn MLS
• 2020-05-13 Delisted — West Penn MLS
• 2020-05-12 Listed $105,000 West Penn MLS
• 2019-05-23 Listed $105,000 West Penn MLS
• 2019-05-14 Delisted — West Penn MLS
• 2018-05-15 Listed $120,000 West Penn MLS
• 2015-04-16 Delisted — West Penn MLS
• 2015-04-10 Listed $115,000 West Penn MLS
• 2014-01-08 Sold (Public Records) $28,299 Public Records
• 2013-12-23 Price Changed $28,299 West Penn MLS
• 2013-12-19 Sold (MLS) $28,299 West Penn MLS
• 2013-12-19 Price Changed $36,000 West Penn MLS
• 2013-11-08 Listed $36,000 West Penn MLS
• 2011-04-07 Listed $32,900 West Penn MLS
• 1997-01-27 Sold (Public Records) $56,000 Public Records
• 1997-01-24 Sold (MLS) $56,000 West Penn MLS
• 1996-11-22 Listed $56,900 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $2,977 · +0.0% YoY. Source: county tax records.