Mendelssohn E Plan · Pine, PA 15044

$399,990

3 bd · 2.5 ba · 1,978 sqft · Townhouse · 764 Days on market

↓ 7% since listing

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Ryan Homes at Laurel Grove, the lowest priced new homes in Pine Township with planned pool, clubhouse, & walking trails. Welcome to the Mendelssohn, where the convenience of townhome living meets the amenities of a single-family home. On the main living level, an enormous kitchen with island opens onto a bright and airy living room, perfect for entertaining. Upstairs are two spacious bedrooms with ample closet space and a hall bath, and a generous owner's bedroom that features an optional tray ceiling and a huge walk-in closet. A separate owner's bath features a dual vanity and oversized shower. You'll also love your convenient 2nd floor laundry with room for side-by-side washer and dryer. Several lower level floor plans are available depending on community. * Prices shown generally refer to the base house and do not include any optional features. Photos and/or drawings of homes may show upgraded landscaping, elevations and optional features and may not represent the lowest-priced homes in the community.

Key facts

• 2 parking spots
• Listed 764 days

🏗️ New construction. The $399,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $435,064.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (20.3% below list).
• Recommended offer: $319k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Pine-Richland SD (suburban): math 62% / reading 83% proficiency, ranked #11 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 119 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 764 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $318,786 (20.3% 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. It's been on market 764 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $435,064
• List price: $399,990
• Delta: -8.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7406 Chestnut Way	0.03mi	3/2.5	2,055 (+4%)	1mo	$415,000	$202	92
4702 Spruce Rd	0.15mi	3/3.0	1,934 (-2%)	0mo	$405,000	$209	87
4300 Spruce Rd	0.04mi	3/2.5	2,014 (+2%)	12mo	$449,000	$223	86
9002 Hickory Rd	0.08mi	3/2.5	1,825 (-8%)	5mo	$389,900	$214	80
7100 Chestnut Way	0.09mi	3/2.5	1,928 (-2%)	17mo	$395,000	$205	77
5301 Spruce Rd	0.21mi	3/2.5	1,924 (-3%)	15mo	$490,695	$255	73
4906 Spruce Rd	0.21mi	3/2.5	1,917 (-3%)	23mo	$399,990	$209	66
5042 Spruce Rd	0.23mi	3/2.5	2,198 (+11%)	11mo	$465,000	$212	62
4404 Spruce Rd	0.03mi	4/3.5 (+1)	2,264 (+14%)	10mo	$418,000	$185	57
4508 Spruce Rd	0.06mi	4/3.5 (+1)	2,264 (+14%)	11mo	$425,000	$188	55
4608 Spruce Rd	0.14mi	3/3.5	2,237 (+13%)	22mo	$447,500	$200	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.17×
• Total profit: $-101,546
• Equity at exit: $64,869

10-year hold

• IRR: -19.9%
• Equity multiple: -0.05×
• Total profit: $-128,269
• Equity at exit: $37,616

Cash invested: $121,818 (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 15044

• Home prices YoY: -32.6%
• Active inventory: 119
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,188 high
• Mortgage (P&I): −$2,282
• Tax est. 1.5%: −$544 /mo · $6,526/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-488

Break-even live

Break-even rent $3,806

Max offer price $364,418

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-338	+0% $-488	+5% $-639	+10% $-789
Rent	-10% $-740	-5% $-614	+0% $-488	+5% $-362	+10% $-236
Rate	-1.0pp $-269	-0.5pp $-378	base $-488	+0.5pp $-601	+1.0pp $-716

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: $108,766
• Closing costs: $13,052
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6706 Sycamore Way Gibsonia, PA	3.0	2.5	1950	$2,900	$1.49	2d	1	0.16mi
5103 Spruce Rd Gibsonia, PA	4.0	3.5	2439	$3,300	$1.35	11d	1	0.18mi
5105 Spruce Rd Gibsonia, PA	3.0	3.5	2264	$3,200	$1.41	11d	1	0.18mi
5203 Spruce Rd Gibsonia, PA	4.0	3.5	2264	$3,300	$1.46	2d	1	0.19mi
4908 Spruce Rd Gibsonia, PA	3.0	2.5	2198	$3,350	$1.52	2d	1	0.20mi

Listing history 18 events

1. 2026-06-18
   days on market $399,990 Active 764 DOM
2. 2026-06-17
   days on market $399,990 Active 763 DOM
3. 2026-06-16
   days on market $399,990 Active 762 DOM
4. 2026-06-15
   days on market $399,990 Active 761 DOM
5. 2026-06-13
   days on market $399,990 Active 759 DOM
6. 2026-06-09
   days on market $399,990 Active 755 DOM
7. 2026-06-08
   days on market $399,990 Active 754 DOM
8. 2026-06-07
   days on market $399,990 Active 753 DOM
9. 2026-06-05
   days on market $399,990 Active 750 DOM
10. 2026-06-03
    days on market $399,990 Active 749 DOM
11. 2026-06-02
    days on market $399,990 Active 748 DOM
12. 2026-06-01
    days on market $399,990 Active 747 DOM
13. 2026-05-31
    days on market $399,990 Active 746 DOM
14. 2024-06-17
    price $399,990 1040-char remark

    Show marketing remark (1040 chars)

    Welcome home to Ryan Homes at Laurel Grove, the lowest priced new homes in Pine Township with planned pool, clubhouse, & walking trails. Welcome to the Mendelssohn, where the convenience of townhome living meets the amenities of a single-family home. On the main living level, an enormous kitchen with island opens onto a bright and airy living room, perfect for entertaining. Upstairs are two spacious bedrooms with ample closet space and a hall bath, and a generous owner's bedroom that features an optional tray ceiling and a huge walk-in closet. A separate owner's bath features a dual vanity and oversized shower. You'll also love your convenient 2nd floor laundry with room for side-by-side washer and dryer. Several lower level floor plans are available depending on community. * Prices shown generally refer to the base house and do not include any optional features. Photos and/or drawings of homes may show upgraded landscaping, elevations and optional features and may not represent the lowest-priced homes in the community.

15. 2024-05-20
    status Active 1040-char remark

    Show marketing remark (1040 chars)

    Welcome home to Ryan Homes at Laurel Grove, the lowest priced new homes in Pine Township with planned pool, clubhouse, & walking trails. Welcome to the Mendelssohn, where the convenience of townhome living meets the amenities of a single-family home. On the main living level, an enormous kitchen with island opens onto a bright and airy living room, perfect for entertaining. Upstairs are two spacious bedrooms with ample closet space and a hall bath, and a generous owner's bedroom that features an optional tray ceiling and a huge walk-in closet. A separate owner's bath features a dual vanity and oversized shower. You'll also love your convenient 2nd floor laundry with room for side-by-side washer and dryer. Several lower level floor plans are available depending on community. * Prices shown generally refer to the base house and do not include any optional features. Photos and/or drawings of homes may show upgraded landscaping, elevations and optional features and may not represent the lowest-priced homes in the community.

16. 2024-05-20
    price $404,990 1040-char remark

    Show marketing remark (1040 chars)

    Welcome home to Ryan Homes at Laurel Grove, the lowest priced new homes in Pine Township with planned pool, clubhouse, & walking trails. Welcome to the Mendelssohn, where the convenience of townhome living meets the amenities of a single-family home. On the main living level, an enormous kitchen with island opens onto a bright and airy living room, perfect for entertaining. Upstairs are two spacious bedrooms with ample closet space and a hall bath, and a generous owner's bedroom that features an optional tray ceiling and a huge walk-in closet. A separate owner's bath features a dual vanity and oversized shower. You'll also love your convenient 2nd floor laundry with room for side-by-side washer and dryer. Several lower level floor plans are available depending on community. * Prices shown generally refer to the base house and do not include any optional features. Photos and/or drawings of homes may show upgraded landscaping, elevations and optional features and may not represent the lowest-priced homes in the community.

17. 2024-03-12
    historical 1040-char remark

    Show marketing remark (1040 chars)

    Welcome home to Ryan Homes at Laurel Grove, the lowest priced new homes in Pine Township with planned pool, clubhouse, & walking trails. Welcome to the Mendelssohn, where the convenience of townhome living meets the amenities of a single-family home. On the main living level, an enormous kitchen with island opens onto a bright and airy living room, perfect for entertaining. Upstairs are two spacious bedrooms with ample closet space and a hall bath, and a generous owner's bedroom that features an optional tray ceiling and a huge walk-in closet. A separate owner's bath features a dual vanity and oversized shower. You'll also love your convenient 2nd floor laundry with room for side-by-side washer and dryer. Several lower level floor plans are available depending on community. * Prices shown generally refer to the base house and do not include any optional features. Photos and/or drawings of homes may show upgraded landscaping, elevations and optional features and may not represent the lowest-priced homes in the community.

18. 2024-03-07
    listed $429,775 Active 1040-char remark

    Show marketing remark (1040 chars)

    Welcome home to Ryan Homes at Laurel Grove, the lowest priced new homes in Pine Township with planned pool, clubhouse, & walking trails. Welcome to the Mendelssohn, where the convenience of townhome living meets the amenities of a single-family home. On the main living level, an enormous kitchen with island opens onto a bright and airy living room, perfect for entertaining. Upstairs are two spacious bedrooms with ample closet space and a hall bath, and a generous owner's bedroom that features an optional tray ceiling and a huge walk-in closet. A separate owner's bath features a dual vanity and oversized shower. You'll also love your convenient 2nd floor laundry with room for side-by-side washer and dryer. Several lower level floor plans are available depending on community. * Prices shown generally refer to the base house and do not include any optional features. Photos and/or drawings of homes may show upgraded landscaping, elevations and optional features and may not represent the lowest-priced homes in the community.

ⓘ 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 2/10 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: $38,254
• − Mortgage interest: −$24,370
• − Property taxes: −$6,526
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − Depreciation: −$12,656
• Taxable loss: −$13,594
• Est. tax savings @ 24.0%: +$3,263
• After-tax cash flow: $-2,596/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: Pine-Richland SD
• NCES district ID: 4202850
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 83% ▼ -6.00%
• Median HH income: $105,481
• Composite: 66.66/100
• National rank: #413
• State rank: #11 of 539 in PA

Livability — Pine

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 27,844

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 3%
• Common ancestry: Romanian 7% Serbian 3% Slovak 2%
• Foreign-born: 4% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2%

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: ▼ -130.02%
• Current HPI: 268.5433
• Rent YoY: —
• Metro: —
• 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

-6.9% since first listed

5 events — show timeline

• 2024-06-17 Price Changed $399,990 Zillow
• 2024-05-20 Relisted — Zillow
• 2024-05-20 Price Changed $404,990 Zillow
• 2024-03-12 Delisted — Zillow
• 2024-03-07 Listed $429,775 Zillow