617 Hamil Rd · Penn Hills, PA 15147

$139,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 143 Days on market

Built 1942 7,501 sqft lot $158/sqft · 19% below area Est $172k · 19% under

---

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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Renovated 2-Bedroom Single-Family Home in Verona – Move-In Ready This fully renovated 2-bedroom, 1-bath single-family home offers approximately 880 square feet of modern, move-in-ready living in a quiet and well-maintained residential area of Verona. The home has been thoughtfully updated throughout, featuring brand new flooring, fresh neutral paint, and a bright, efficient layout designed for comfortable everyday living. The updated kitchen includes brand new appliances, including a French-door refrigerator, 4- burner gas range, and microwave, providing both style and functionality. Both bedrooms offer good natural light and flexible space for a variety of needs. The refreshed bathroom features clean, modern finishes. A washer and dryer are conveniently located in the basement, keeping the main living areas uncluttered. An attached garage provides secure parking and additional storage, adding everyday convenience and value. The property has passed all local code and occupancy requirements, allowing for immediate move-in with no additional work required. With its efficient footprint, low-maintenance finishes, and private single-family setting, this home is well suited for owner-occupants as well as buyers seeking a turnkey property. The home is located within the Riverview School District and is also conveniently close to several nearby private school options, offering added flexibility and long-term appeal for families and future resale value. Conveniently located near local amenities, shopping, and major routes, while still offering a calm and residential feel.

Key facts

• Fully renovated
• Brand new appliances
• Attached garage

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• BRAND NEW APPLIANCES
• REFRESHED BATHROOM
• ATTACHED GARAGE
• PRIVATE SINGLE-FAMILY SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $68 ($822/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (3.9% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $139k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (median comp): $172,475
• List price: $139,000
• Delta: -19.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Elm Dr	0.05mi	2/1.0	920 (+4%)	1mo	$147,000	$160	89
740 Elm Dr	0.17mi	3/2.0 (+1)	945 (+7%)	12mo	$190,000	$201	61
104 Greenview Dr	0.23mi	3/2.0 (+1)	950 (+8%)	11mo	$240,000	$253	58
634 Idaho Ave	0.24mi	3/1.5 (+1)	1,000 (+14%)	2mo	$175,000	$175	58
807 Clearview Dr	0.26mi	3/1.0 (+1)	950 (+8%)	19mo	$102,000	$107	54
6657 Poketa Rd	0.49mi	3/1.0 (+1)	952 (+8%)	11mo	$144,900	$152	49
1131 Hamil	0.66mi	3/2.0 (+1)	910 (+3%)	8mo	$85,000	$93	48
121 Parkwood Dr	0.69mi	2/2.0	950 (+8%)	6mo	$123,750	$130	46
176 Springwood Dr	0.55mi	3/1.0 (+1)	912 (+4%)	24mo	$189,900	$208	43
354 Springwood Dr	0.68mi	3/1.5 (+1)	950 (+8%)	6mo	$194,900	$205	43
141 Richey Dr	0.65mi	2/1.0	1,000 (+14%)	19mo	$140,000	$140	31

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-18,127
• Equity at exit: $20,725

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-10,022
• Equity at exit: $12,018

Cash invested: $38,920 (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 15147

• Home prices YoY: -26.0%
• Active inventory: 64
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$729
• Tax from tax record: −$200 /mo · $2,397/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $68

Break-even live

Break-even rent $1,249

Max offer price $139,000

Occupancy floor 90%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Parkwood Dr Verona, PA	3.0	1.0	1085	$1,500	$1.38	43d	1	0.65mi
6388 Saltsburg Rd Pittsburgh, PA	2.0	1.5	875	$1,300	$1.49	2d	1	0.94mi
190 Sycamore Dr Pittsburgh, PA	1.0	1.0	748	$924	$1.24	17d	3	1.12mi
225 Alcoma Blvd Penn Hills, PA	1.0–2.0	1.0–2.5	834	$1,075	$1.29	43d	1	1.19mi
5725 Verona Rd Unit 2 Verona, PA	2.0	1.0	850	$1,200	$1.41	23d	1	1.21mi
5725 Verona Rd #1 Verona, PA	2.0	1.0	800	$1,300	$1.62	23d	1	1.21mi
6703 W Barivista Dr Verona, PA	3.0	2.0	1100	$1,399	$1.27	3d	1	1.23mi
1666 Relative Dr Verona, PA	2.0–3.0	1.0–1.5	1255	$1,199	$0.96	1d	3	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $139,000 Active 143 DOM
2. 2026-06-17
   days on market $139,000 Active 142 DOM
3. 2026-06-16
   days on market $139,000 Active 141 DOM
4. 2026-06-15
   days on market $139,000 Active 140 DOM
5. 2026-06-13
   days on market $139,000 Active 138 DOM
6. 2026-06-13
   days on market $139,000 Active 137 DOM
7. 2026-06-09
   days on market $139,000 Active 134 DOM
8. 2026-06-08
   days on market $139,000 Active 133 DOM
9. 2026-06-07
   days on market $139,000 Active 132 DOM
10. 2026-06-05
    days on market $139,000 Active 129 DOM
11. 2026-06-03
    days on market $139,000 Active 128 DOM
12. 2026-06-02
    days on market $139,000 Active 127 DOM
13. 2026-06-01
    days on market $139,000 Active 126 DOM
14. 2026-05-31
    days on market $139,000 Active 125 DOM
15. 2026-01-26
    listed $139,000 Active 1616-char remark

    Show marketing remark (1616 chars)

    Fully Renovated 2-Bedroom Single-Family Home in Verona – Move-In Ready This fully renovated 2-bedroom, 1-bath single-family home offers approximately 880 square feet of modern, move-in-ready living in a quiet and well-maintained residential area of Verona. The home has been thoughtfully updated throughout, featuring brand new flooring, fresh neutral paint, and a bright, efficient layout designed for comfortable everyday living. The updated kitchen includes brand new appliances, including a French-door refrigerator, 4- burner gas range, and microwave, providing both style and functionality. Both bedrooms offer good natural light and flexible space for a variety of needs. The refreshed bathroom features clean, modern finishes. A washer and dryer are conveniently located in the basement, keeping the main living areas uncluttered. An attached garage provides secure parking and additional storage, adding everyday convenience and value. The property has passed all local code and occupancy requirements, allowing for immediate move-in with no additional work required. With its efficient footprint, low-maintenance finishes, and private single-family setting, this home is well suited for owner-occupants as well as buyers seeking a turnkey property. The home is located within the Riverview School District and is also conveniently close to several nearby private school options, offering added flexibility and long-term appeal for families and future resale value. Conveniently located near local amenities, shopping, and major routes, while still offering a calm and residential feel.

16. 2025-12-16
    soldstatus $33,400

ⓘ 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: $2,397 · $200/mo
• Projected year-2 tax: $2,397 · $200/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 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,026
• − Mortgage interest: −$7,786
• − Property taxes: −$2,397
• − Insurance: −$695
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,044
• Taxable loss: −$1,460
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,172/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Penn Hills

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

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 15,798
• Household income: $66,757
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 511.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -87.47%
• Current HPI: 249.3773
• 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

+316.2% since first listed

2 events — show timeline

• 2026-01-26 Listed $139,000 West Penn MLS
• 2025-12-16 Sold (Public Records) $33,400 Public Records

Property tax history

+5.7%/yr

Latest (2026): $2,397 · +51.0% YoY. Source: county tax records.