3912-3914 Meadowbrook Blvd · Brentwood, PA 15227

$225,000

4 bd · 2.0 ba · — sqft · SingleFamily · 3 Days on market

Built 1950

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Side-by-Side Brick Duplex. All Separate Utilities. Great property with a lot of recent updates. Left side is vacant. Right side long term tenant in place. rent is $1110. Left side is vacant and projected rent is $1100

Key facts

• Separate utilities
• Recent updates
• Garage

Tags

• SIDE-BY-SIDE BRICK DUPLEX
• SEPARATE UTILITIES
• RECENT UPDATES

Property features AI

Finance

• Financial info: Two-unit property; Gross rental income reported at $25,800; Insurance expense reported at $700; Unit rents reported at approximately $1,100 and $1,050

Exterior

• Parking: Built-in parking; Attached garage with space for 2 vehicles
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Residential zoning
• Construction: Brick construction
• Exterior features: Brick exterior; Asphalt roof

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Public transportation access nearby

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (28.2% below list).
• Recommended offer: $162k (28.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#178 in PA, #1,479 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities C-.
• Brentwood Borough SD (suburban): math 29% / reading 50% proficiency, ranked #357 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,561 (28.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.31%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4000 Brownsville Rd	0.19mi	4/2.5	2,592	1mo	$328,000	$127	76
3908 Brownsville Rd	0.14mi	3/2.0 (-1)	1,261	0mo	$225,000	$178	75
4018 Meadowbrook Blvd	0.15mi	3/1.0 (-1)	—	2mo	$210,000	—	70
4048 Cloverlea St	0.23mi	3/1.0 (-1)	1,364	0mo	$167,500	$123	68
4111 Tuxey Ave	0.27mi	3/1.5 (-1)	1,424	1mo	$229,900	$161	67
109 Burdine Ave	0.34mi	3/2.0 (-1)	1,682	1mo	$275,000	$163	66
1354 Prospect Rd	0.47mi	3/1.5 (-1)	1,894	1mo	$365,000	$193	58
4305 Clairton Blvd	0.47mi	3/1.5 (-1)	1,732	1mo	$127,500	$74	57
3613 Kaufmann Ave	0.44mi	3/1.0 (-1)	1,134	2mo	$162,000	$143	57
3512 Dauphin Ave	0.52mi	3/1.5 (-1)	1,596	1mo	$64,900	$41	55
4355 E Barlind Dr	0.63mi	3/2.0 (-1)	1,224	2mo	$257,500	$210	52
4923 Leona Dr	0.70mi	3/1.0 (-1)	1,046	1mo	$204,000	$195	45

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.17×
• Total profit: $-51,988
• Equity at exit: $33,548

10-year hold

• IRR: -15.7%
• Equity multiple: 0.07×
• Total profit: $-58,783
• Equity at exit: $19,454

Cash invested: $63,000 (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 15227

• Home prices YoY: -27.5%
• Rents YoY: 4.3%
• Active inventory: 117
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-279

Break-even live

Break-even rent $1,968

Max offer price $184,687

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	4d	1	0.23mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	7d	44	0.49mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,435	$1.47	7d	7	0.62mi
453 Greenlee Rd Pittsburgh, PA	3.0	1.0	1176	$1,495	$1.27	43d	1	0.70mi
206 E Garden Rd Pittsburgh, PA	3.0	1.0	—	$1,450	—	10d	1	0.72mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,450	$1.87	2d	12	0.80mi
111 Kaplan Ave Unit 2 Brentwood, PA	3.0	1.0	—	$1,350	—	7d	1	0.88mi
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	20d	1	1.13mi
2940 Brevard Ave Pittsburgh, PA	3.0	1.5	1176	$1,475	$1.25	43d	1	1.22mi
2721 Pyramid Ave Pittsburgh, PA	3.0	1.0	1560	$1,550	$0.99	7d	1	1.23mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	1174	$1,750	$1.49	23d	1	1.24mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	875	$1,790	$2.05	43d	1	1.24mi
2900 Willett Rd Unit 1 Pittsburgh, PA	3.0	2.0	—	$1,450	—	43d	1	1.25mi
3812 Louisa St Pittsburgh, PA	3.0	1.5	—	$1,995	—	7d	1	1.45mi
103 Paddock Ln Pittsburgh, PA	3.0	2.0	2100	$2,299	$1.09	2d	1	1.49mi

Listing history 5 events

1. 2026-06-18
   days on market $225,000 Active 3 DOM
2. 2026-06-17
   remarks 217-char remark
3. 2026-06-17
   days on market $225,000 Active 2 DOM
4. 2026-06-16
   remarks 153-char remark
5. 2026-06-16
   listed $225,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,387
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$6,545
• Taxable loss: −$7,364
• Est. tax savings @ 24.0%: +$1,767
• After-tax cash flow: $-1,576/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: Brentwood Borough SD
• NCES district ID: 4204140
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $49,260
• Composite: 33.92/100
• National rank: #5341
• State rank: #357 of 539 in PA

Livability — Brentwood

• Score: 81/100
• State rank: #178
• US rank: #1479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, PA
• County: Allegheny County · 1,022,028 people
• City population: 28,460
• Metro: Pittsburgh, PA
• Population (ZIP): 28,460
• Household income: $75,448
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 780.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Asian 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Scotch-Irish 2% Slovak 1%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 89% English-only · Other Indo-European 6% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -92.53%
• Current HPI: 243.6383
• Rent YoY: ▲ 4.33%
• 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

+22400.0% since first listed

7 events — show timeline

• 2026-06-15 Listed $225,000 West Penn MLS
• 2026-05-20 Listed for Rent $1,100 RENTALBEAST
• 2024-03-09 Rental Removed $900 WPMLS
• 2024-02-24 Listed for Rent $900 WPMLS
• 2024-02-06 Rental Removed $950 WPMLS
• 2024-01-31 Price Changed $950 WPMLS
• 2023-10-21 Listed for Rent $1,000 WPMLS