7209 Front River Rd · Neville, PA 15225

$295,000

5 bd · 4.0 ba · 2,474 sqft · MultiFamily public records · 30 Days on market

Built 1875 0.42 ac lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Well-maintained fully rented tri-plex featuring a detached 2-car garage in the heart of Neville Island, just minutes from downtown Pittsburgh and Pittsburgh International Airport. Zoned Three-Family Multi-Family with separate utilities and meters for each unit. Unit 1 offers 3 bedrooms and 2 full baths, while Units 2 and 3 each feature 1 bedrooms and 1 full bath. Additional amenities include ample storage space and shared lower-level laundry facilities. Easy street parking available. Conveniently located near shopping, restaurants, and public transportation with quick access to the bus line.

Key facts

• Ample storage space
• Separate utilities
• Easy street parking

Tags

• DETACHED 2-CAR GARAGE
• SEPARATE UTILITIES
• AMPLE STORAGE SPACE
• EASY STREET PARKING

Property features AI

Finance

• Financial info: Rents: two 1-bedroom units at $820 and $850; one 3-bedroom unit at $1,195

Exterior

• Parking: Detached garage; Total 2 parking spaces
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multifamily property with 3 units
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation nearby; Lot dimensions approximately 137 x 110 x 30 x 105 x 162

Interior

• Bedrooms: Two 1-bedroom units; One 3-bedroom unit
• Bathrooms: Two units with 1 full bathroom; One unit with 2 full bathrooms
• Interior features: Full basement; Property has a view

What this means for you Summary

Snapshot

• This is a 1×5bd/4.0ba + 2×1bd/1.0ba units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive. Per door: $85/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $291k (1.5% 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.
• Cornell SD (suburban): math 16% / reading 39% proficiency, ranked #461 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,503/mo this rent would consume 69% of the median local household income ($61k/yr) (locally 34% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,575 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.30×
• Total profit: $24,734
• Equity at exit: $103,419

10-year hold

• IRR: 10.0%
• Equity multiple: 2.24×
• Total profit: $102,511
• Equity at exit: $139,556

Cash invested: $82,600 (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 15225

• Home prices YoY: 0.6%
• Active inventory: 4
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $3,503 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$381 /mo · $4,568/yr
• Insurance: −$123
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $256

Break-even live

Break-even rent $3,179

Max offer price $295,000

Occupancy floor 88%

Sensitivity live

Price	-10% $423	-5% $340	+0% $256	+5% $173	+10% $89
Rent	-10% $-20	-5% $118	+0% $256	+5% $395	+10% $533
Rate	-1.0pp $405	-0.5pp $331	base $256	+0.5pp $180	+1.0pp $102

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

Units	Beds	Baths	Est. rent
1× unit	5	4	$1,303
▸ 2× units	1	1	$2,200
Total (3 units)			$3,503

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $295,000 Active 30 DOM
2. 2026-06-17
   days on market $295,000 Active 29 DOM
3. 2026-06-16
   days on market $295,000 Active 28 DOM
4. 2026-06-15
   days on market $295,000 Active 27 DOM
5. 2026-06-13
   days on market $295,000 Active 25 DOM
6. 2026-06-09
   days on market $295,000 Active 21 DOM
7. 2026-06-08
   days on market $295,000 Active 20 DOM
8. 2026-06-07
   days on market $295,000 Active 19 DOM
9. 2026-06-03
   days on market $295,000 Active 15 DOM
10. 2026-06-02
    days on market $295,000 Active 14 DOM
11. 2026-06-01
    days on market $295,000 Active 13 DOM
12. 2026-05-31
    days on market $295,000 Active 12 DOM
13. 2026-05-14
    listed $295,000 Active
14. 2025-06-22
    historical $850
15. 2025-05-22
    listed $850

ⓘ 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: $4,568 · $381/mo
• Projected year-2 tax: $4,615 · $385/mo
• Expected delta: +$46/yr (+$4/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme 99% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,036
• − Mortgage interest: −$16,525
• − Property taxes: −$4,568
• − Insurance: −$7,000
• − Repairs & maintenance: −$3,363
• − Management: −$3,363
• − Depreciation: −$8,582
• Taxable loss: −$1,365
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $3,403/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: Cornell SD
• NCES district ID: 4206810
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $36,558
• Composite: 22.75/100
• National rank: #8032
• State rank: #461 of 539 in PA

Livability — Neville

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): 1,085
• Household income: $61,094
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 34.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Black 3% Two or more races 3%
• Common ancestry: Romanian 6% Lithuanian 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Arabic 1% 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: ▲ 1.18%
• Current HPI: 191.4621
• 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

3 events — show timeline

• 2026-05-14 Listed $295,000 West Penn MLS
• 2025-06-22 Rental Removed $850 ZUMPER1
• 2025-05-22 Listed for Rent $850 ZUMPER1

Property tax history

+3.0%/yr

Latest (2026): $4,568 · +3.3% YoY. Source: county tax records.