2102 West St · Munhall, PA 15120

$199,500

2 bd · 1.5 ba · 2,342 sqft · SingleFamily public records · 29 Days on market

Built 1950 4,948 sqft lot Est $244k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +4.4/30.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Legal TriPlex. Modern and updated. Off street parking in the rear. Top floor has a rear balcony. Excellent rental history. Minutes to the Waterfront, Downtown Pittsburgh, Southside and Squirrel Hill.

Key facts

• Modern updates
• Triplex
• Private rear balcony

Tags

• TRIPLEX
• MODERN UPDATES
• OFF-STREET PARKING
• PRIVATE REAR BALCONY
• MINUTES FROM THE WATERFRONT
• QUICK ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Three rental units with current rents reported: two units at $1,000 each and one unit at $1,100

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-family property
• Construction: No construction details provided
• Exterior features: On-street parking; Zoned for multi-family use

Interior

• Kitchen: No appliance details provided
• Bedrooms: Two 2-bedroom unit(s); Two 1-bedroom unit(s)
• Bathrooms: Each unit includes one full bathroom
• Interior features: Multi-unit building (3 total units)
• Laundry & utility: No laundry or utility appliances specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-523 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (46.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (33.0% below list).
• Recommended offer: $108k (46.0% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 7.3% in Munhall — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1 comparable units currently listed for rent nearby; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($197k) 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: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,816 (46.0% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.67% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.24%
• DSCR: 0.50
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $243,568
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 W 10th Ave	0.63mi	3/1.0 (+1)	2,169 (-7%)	3mo	$20,000	$9	48
1223 Margaret St	0.49mi	3/1.5 (+1)	2,016 (-14%)	7mo	$210,000	$104	43
803 E 11th Ave	0.67mi	3/4.0 (+1)	2,250 (-4%)	15mo	$345,000	$153	35
877 E 11th Ave	0.56mi	3/2.0 (+1)	2,000 (-15%)	18mo	$60,000	$30	28

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: -35.3%
• Equity multiple: -0.15×
• Total profit: $-64,067
• Equity at exit: $29,746

10-year hold

• IRR: -38.9%
• Equity multiple: -0.65×
• Total profit: $-92,078
• Equity at exit: $17,249

Cash invested: $55,860 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$449 /mo · $5,391/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-523

Break-even live

Break-even rent $1,998

Max offer price $107,816

Occupancy floor —

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	0.48mi

Listing history 20 events

1. 2026-06-18
   days on market $199,500 Active 29 DOM
2. 2026-06-17
   days on market $199,500 Active 28 DOM
3. 2026-06-16
   days on market $199,500 Active 27 DOM
4. 2026-06-15
   days on market $199,500 Active 26 DOM
5. 2026-06-13
   days on market $199,500 Active 24 DOM
6. 2026-06-09
   days on market $199,500 Active 20 DOM
7. 2026-06-08
   days on market $199,500 Active 19 DOM
8. 2026-06-07
   days on market $199,500 Active 18 DOM
9. 2026-06-05
   days on market $199,500 Active 15 DOM
10. 2026-06-03
    pricedays on market $199,500 Active 14 DOM
11. 2026-06-02
    days on market $199,900 Active 13 DOM
12. 2026-06-01
    days on market $199,900 Active 12 DOM
13. 2026-05-31
    days on market $199,900 Active 11 DOM
14. 2026-05-13
    listed $199,900 Active
15. 2023-06-13
    historical
16. 2023-02-09
    soldstatus $190,000
17. 2023-02-03
    soldstatus $190,000 Closed 199-char remark

    Show marketing remark (199 chars)

    Legal TriPlex. Modern and updated. Off street parking in the rear. Top floor has a rear balcony. Excellent rental history. Minutes to the Waterfront, Downtown Pittsburgh, Southside and Squirrel Hill.

18. 2022-11-08
    historical Contingent 199-char remark

    Show marketing remark (199 chars)

    Legal TriPlex. Modern and updated. Off street parking in the rear. Top floor has a rear balcony. Excellent rental history. Minutes to the Waterfront, Downtown Pittsburgh, Southside and Squirrel Hill.

19. 2022-08-17
    listed $210,000 Active 199-char remark

    Show marketing remark (199 chars)

    Legal TriPlex. Modern and updated. Off street parking in the rear. Top floor has a rear balcony. Excellent rental history. Minutes to the Waterfront, Downtown Pittsburgh, Southside and Squirrel Hill.

20. 2011-06-08
    soldstatus $85,000

ⓘ 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: $5,391 · $449/mo
• Projected year-2 tax: $5,391 · $449/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 · 18 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: $16,031
• − Mortgage interest: −$11,175
• − Property taxes: −$5,391
• − Insurance: −$998
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$5,804
• Taxable loss: −$9,901
• Est. tax savings @ 24.0%: +$2,376
• After-tax cash flow: $-3,902/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
• 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

+135.2% since first listed

7 events — show timeline

• 2026-05-13 Listed $199,900 West Penn MLS
• 2023-06-13 Rental Removed — RENT.
• 2023-02-09 Sold (Public Records) $190,000 Public Records
• 2023-02-03 Sold (MLS) $190,000 West Penn MLS
• 2022-11-08 Contingent — West Penn MLS
• 2022-08-17 Listed $210,000 West Penn MLS
• 2011-06-08 Sold (Public Records) $85,000 Public Records

Property tax history

+5.0%/yr

Latest (2026): $5,391 · +3.9% YoY. Source: county tax records.