2110 West St · Munhall, PA 15120

$159,500

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 29 Days on market

Built 1925 3,301 sqft lot Est $183k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +12.7/30.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Duplex, well maintained and updated. Excellent location on the bus line. Minutes to the Waterfront, Southside, Squirrel Hill and Downtown Pittsburgh.

Key facts

• Strong accessibility
• Updated throughout
• Turnkey duplex

Tags

• TURNKEY DUPLEX
• WELL MAINTAINED
• UPDATED THROUGHOUT
• CONVENIENTLY LOCATED
• STRONG ACCESSIBILITY
• INCOME PRODUCING PROPERTY

Property features AI

Finance

• Financial info: Two-unit property; Unit rents: approximately $1,207 for the 1-bedroom unit and $850 for the 2-bedroom unit

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Brick construction
• Construction: Brick exterior
• Exterior features: On-street parking; Zoned MUL (multi-use/multi-family)

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Each unit has one full bathroom
• Interior features: Has basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-19 ($-223/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (3.6% below list).
• Recommended offer: $154k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#308 in PA, #2,734 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 92 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,817 (3.6% 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 1925 — 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: 0.96% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $183,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 E 18th Ave	0.30mi	3/1.5	1,512 (-3%)	1mo	$15,000	$10	79
238 E 19th	0.25mi	3/1.5	1,600 (+3%)	3mo	$45,000	$28	79
1415 Margaret St	0.43mi	3/1.0	1,628 (+5%)	1mo	$25,000	$15	71
127 Marham Rd	0.37mi	3/2.5	1,579 (+2%)	4mo	$220,000	$139	71
600 E 14th Ave	0.46mi	3/2.0	1,472 (-5%)	0mo	$229,007	$156	66
230 E 15th Ave	0.39mi	3/1.0	1,417 (-9%)	2mo	$25,000	$18	65
145 Marham Rd	0.36mi	4/2.0 (+1)	1,488 (-4%)	3mo	$235,000	$158	65
306 W 15th Ave	0.35mi	3/1.5	1,701 (+10%)	5mo	$200,000	$118	61
144 W Schwab Ave	0.72mi	4/1.5 (+1)	1,540 (-1%)	3mo	$150,000	$97	55
3430 Lynnwood Dr	0.43mi	3/2.0	1,357 (-13%)	2mo	$295,000	$217	54
109 Vine St	0.72mi	2/1.5 (-1)	1,444 (-7%)	4mo	$110,000	$76	44
253 Vine St	0.68mi	3/1.5	1,336 (-14%)	2mo	$168,841	$126	41

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-25,268
• Equity at exit: $23,782

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-16,155
• Equity at exit: $13,791

Cash invested: $44,660 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 92
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$836
• Tax from tax record: −$331 /mo · $3,970/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-19

Break-even live

Break-even rent $1,562

Max offer price $156,215

Occupancy floor 96%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	0.35mi
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	16d	1	0.44mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	16d	1	0.45mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	0.48mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	44d	1	0.58mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	3d	1	0.58mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	24d	1	0.69mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	0.72mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	0.81mi

Listing history 22 events

1. 2026-06-18
   days on market $159,500 Active 29 DOM
2. 2026-06-17
   days on market $159,500 Active 28 DOM
3. 2026-06-16
   days on market $159,500 Active 27 DOM
4. 2026-06-15
   days on market $159,500 Active 26 DOM
5. 2026-06-13
   days on market $159,500 Active 24 DOM
6. 2026-06-09
   days on market $159,500 Active 20 DOM
7. 2026-06-08
   days on market $159,500 Active 19 DOM
8. 2026-06-07
   days on market $159,500 Active 18 DOM
9. 2026-06-05
   days on market $159,500 Active 15 DOM
10. 2026-06-03
    pricedays on market $159,500 Active 14 DOM
11. 2026-06-02
    days on market $159,900 Active 13 DOM
12. 2026-06-01
    days on market $159,900 Active 12 DOM
13. 2026-05-31
    days on market $159,900 Active 11 DOM
14. 2026-05-13
    listed $159,900 Active
15. 2023-12-04
    historical $850
16. 2023-11-03
    price $850
17. 2023-09-17
    price $900
18. 2023-02-09
    soldstatus $140,000
19. 2023-02-03
    soldstatus $140,000 Closed 157-char remark

    Show marketing remark (157 chars)

    Turnkey Duplex, well maintained and updated. Excellent location on the bus line. Minutes to the Waterfront, Southside, Squirrel Hill and Downtown Pittsburgh.

20. 2022-11-09
    historical Contingent 157-char remark

    Show marketing remark (157 chars)

    Turnkey Duplex, well maintained and updated. Excellent location on the bus line. Minutes to the Waterfront, Southside, Squirrel Hill and Downtown Pittsburgh.

21. 2022-08-17
    listed $150,000 Active 157-char remark

    Show marketing remark (157 chars)

    Turnkey Duplex, well maintained and updated. Excellent location on the bus line. Minutes to the Waterfront, Southside, Squirrel Hill and Downtown Pittsburgh.

22. 1987-01-28
    soldstatus $20,000

ⓘ 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: $3,970 · $331/mo
• Projected year-2 tax: $3,970 · $331/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 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,458
• − Mortgage interest: −$8,934
• − Property taxes: −$3,970
• − Insurance: −$798
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,640
• Taxable loss: −$2,837
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $458/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Munhall

• Score: 78/100
• State rank: #308
• US rank: #2734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munhall, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,029
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+699.5% since first listed

9 events — show timeline

• 2026-05-13 Listed $159,900 West Penn MLS
• 2023-12-04 Rental Removed $850 APPFOLIO
• 2023-11-03 Price Changed $850 APPFOLIO
• 2023-09-17 Price Changed $900 APPFOLIO
• 2023-02-09 Sold (Public Records) $140,000 Public Records
• 2023-02-03 Sold (MLS) $140,000 West Penn MLS
• 2022-11-09 Contingent — West Penn MLS
• 2022-08-17 Listed $150,000 West Penn MLS
• 1987-01-28 Sold (Public Records) $20,000 Public Records

Property tax history

+6.9%/yr

Latest (2026): $3,970 · +3.9% YoY. Source: county tax records.