95 Hilda St · Penn Hills, PA 15235

$177,500

8 bd · 4.0 ba · 3,740 sqft · MultiFamily public records · 42 Days on market

Built 1928 9,583 sqft lot Est $161k · 10% over ↓ 1% since listing

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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 +19.1/30.0
• 1% rule +6.0/10.0
• DSCR +6.0/10.0
• Rent growth +4.4/5.0
• ARV discount +2.8/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

INVESTORS SPECIAL!!!! Welcome to 95 Hilda Street, this multi-unit property property would be perfect for any handyman or savvy investor looking for a value add investment property. With all in need of rehab, this solid property has good bones allowing it to be transformed into a an income producing rental/BRRR to fit any investors needs. Situated on a quiet street in the pennhills shool district, the possibilities are endless with this property!!!!

Key facts

• 9,583 sq ft lot
• Built 1928
• Listed 42 days

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Sewer available
• Home design: Brick construction
• Construction: Brick construction
• Exterior features: On-street parking; Lot zoned for multi-family

Interior

• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $178k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $172k (3.0% 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: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 7.6

CMA / ARV

• ARV (median comp): $160,801
• List price: $177,500
• Delta: 10.38%
• Verdict: OVERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,104
• Equity at exit: $26,466

10-year hold

• IRR: 11.0%
• Equity multiple: 2.06×
• Total profit: $52,671
• Equity at exit: $15,347

Cash invested: $49,700 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$346 /mo · $4,146/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $189

Break-even live

Break-even rent $1,709

Max offer price $177,500

Occupancy floor 85%

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $177,500 Active 42 DOM
2. 2026-06-17
   days on market $177,500 Active 41 DOM
3. 2026-06-16
   days on market $177,500 Active 40 DOM
4. 2026-06-15
   days on market $177,500 Active 39 DOM
5. 2026-06-13
   days on market $177,500 Active 37 DOM
6. 2026-06-13
   days on market $177,500 Active 36 DOM
7. 2026-06-09
   days on market $177,500 Active 33 DOM
8. 2026-06-08
   days on market $177,500 Active 32 DOM
9. 2026-06-07
   days on market $177,500 Active 31 DOM
10. 2026-06-05
    days on market $177,500 Active 28 DOM
11. 2026-06-03
    days on market $177,500 Active 27 DOM
12. 2026-06-02
    days on market $177,500 Active 26 DOM
13. 2026-06-01
    days on market $177,500 Active 25 DOM
14. 2026-05-31
    days on market $177,500 Active 24 DOM
15. 2026-05-07
    listed $177,500 Active 452-char remark
16. 2025-12-10
    status Active
17. 2025-12-03
    historical Contingent
18. 2025-11-21
    listed $179,900 Active

ⓘ 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: $4,146 · $346/mo
• Projected year-2 tax: $4,146 · $346/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 5 d/yr ≥96°F today · 12 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: $23,385
• − Mortgage interest: −$9,943
• − Property taxes: −$4,146
• − Insurance: −$888
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,164
• Taxable loss: −$497
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,390/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): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

-1.3% since first listed

4 events — show timeline

• 2026-05-07 Listed $177,500 West Penn MLS
• 2025-12-10 Relisted — West Penn MLS
• 2025-12-03 Contingent — West Penn MLS
• 2025-11-21 Listed $179,900 West Penn MLS

Property tax history

+2.4%/yr

Latest (2026): $4,146 · +0.0% YoY. Source: county tax records.