869 Larimer Ave · Monroeville, PA 15145

$95,000

3 bd · 2.5 ba · 2,160 sqft · MultiFamily public records · 36 Days on market

Built 1925

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• 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: 2 units. confirmed

Listing remarks

A solid brick duplex off street parking 3br/1.5ba 1br/1ba

Key facts

• Built 1925
• Listed 35 days

Property features AI

Exterior

• Home design: Built in 1925
• Construction: Original construction from 1925
• Exterior features: Located in the Linhart subdivision

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $719/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#358 in PA, #3,140 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; 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 $2,691/mo this rent would consume 65% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $95k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 2.83% ✓
• Cap rate: 24.46%
• Cash-on-cash: 64.87%
• DSCR: 3.89
• GRM: 2.9

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: 64.0%
• Equity multiple: 3.87×
• Total profit: $76,244
• Equity at exit: $14,165

10-year hold

• IRR: 68.4%
• Equity multiple: 7.94×
• Total profit: $184,556
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,691 high
• Mortgage (P&I): −$498
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,438

Break-even live

Break-even rent $871

Max offer price $95,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,492	-5% $1,465	+0% $1,438	+5% $1,411	+10% $1,384
Rent	-10% $1,225	-5% $1,332	+0% $1,438	+5% $1,544	+10% $1,650
Rate	-1.0pp $1,486	-0.5pp $1,462	base $1,438	+0.5pp $1,413	+1.0pp $1,388

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,692
Total (2 units)			$2,691

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Penn Center Blvd Pittsburgh, PA	2.0	1.0–2.0	1203	$2,199	$1.83	3d	17	0.62mi

Listing history 17 events

1. 2026-06-21
   days on market $95,000 Active 36 DOM
2. 2026-06-18
   days on market $95,000 Active 33 DOM
3. 2026-06-17
   days on market $95,000 Active 32 DOM
4. 2026-06-16
   days on market $95,000 Active 31 DOM
5. 2026-06-15
   days on market $95,000 Active 30 DOM
6. 2026-06-13
   days on market $95,000 Active 28 DOM
7. 2026-06-09
   days on market $95,000 Active 24 DOM
8. 2026-06-08
   days on market $95,000 Active 23 DOM
9. 2026-06-07
   days on market $95,000 Active 22 DOM
10. 2026-06-05
    days on market $95,000 Active 19 DOM
11. 2026-06-03
    days on market $95,000 Active 18 DOM
12. 2026-06-02
    days on market $95,000 Active 17 DOM
13. 2026-06-01
    days on market $95,000 Active 16 DOM
14. 2026-05-31
    days on market $95,000 Active 15 DOM
15. 2026-05-17
    listed $95,000 Active
16. 1999-04-19
    soldstatus $33,000
17. 1990-12-18
    soldstatus $26,000

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $32,292
• − Mortgage interest: −$5,321
• − Property taxes: −$1,803
• − Insurance: −$475
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − Depreciation: −$2,764
• Taxable income: $16,762
• Est. tax owed @ 24.0%: −$4,023
• After-tax cash flow: $13,231/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 — Monroeville

• Score: 77/100
• State rank: #358
• US rank: #3140

Category grades

Amenities F Commute F Cost of living A+ Crime B 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
• City population: 28,332
• 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

+265.4% since first listed

3 events — show timeline

• 2026-05-17 Listed $95,000 FSBO.com
• 1999-04-19 Sold (Public Records) $33,000 Public Records
• 1990-12-18 Sold (Public Records) $26,000 Public Records

Property tax history

-2.7%/yr

Latest (2026): $1,803 · +4.6% YoY. Source: county tax records.