116 Orchard St · Bellevue, PA 15136

$30,000

2 bd · 1.0 ba · 896 sqft · Condo public records · 111 Days on market

Built 1900

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

116 Orchard St offers solid potential in Stowe Twp’s Preston area—perfect as a starter home or strong rental option with some fixes and updates. This 2-story, 2BR/1BA home features a lg eat-in kitchen w/ pantry, a nicely sized living room, & main-level laundry hookups for convenience. Upstairs hosts 2 BRs w/ good space for personal touches. Enjoy both a fenced front & rear yard—ideal for pets or play—plus a large detached garage providing added storage or covered parking during winter months. Close to the neighborhood park, minutes to Downtown PGH, RT 65, & quick access to I-79, making commuting a breeze. Great opportunity to update & add value

Key facts

• Eat-in kitchen
• Fenced front yard
• Fenced rear yard

Tags

• EAT-IN KITCHEN
• MAIN-LEVEL LAUNDRY HOOKUPS
• FENCED FRONT YARD
• FENCED REAR YARD
• DETACHED GARAGE
• CLOSE TO NEIGHBORHOOD PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $30k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.9% vs local median 4.0% in Bellevue — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 92/100 on livability (#9 in PA, #35 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Sto-Rox SD (suburban): math 4% / reading 18% proficiency, ranked #532 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $21k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 3.90% ✓
• Cap rate: 33.85%
• Cash-on-cash: 98.43%
• DSCR: 5.38
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 95.8%
• Equity multiple: 5.89×
• Total profit: $41,051
• Equity at exit: $4,473

10-year hold

• IRR: 99.7%
• Equity multiple: 14.72×
• Total profit: $115,263
• Equity at exit: $2,594

Cash invested: $8,400 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$157
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $623

Break-even live

Break-even rent $382

Max offer price $30,000

Occupancy floor 42%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	44d	1	0.64mi
149 S Euclid Ave Unit 1 Pittsburgh, PA	1.0	1.0	800	$1,200	$1.50	17d	1	0.71mi
219 Woodlawn Ave Pittsburgh, PA	2.0	1.0	925	$1,075	$1.16	44d	1	0.73mi
136 Sheridan Ave Pittsburgh, PA	1.0	1.0	625	$890	$1.42	24d	1	0.73mi
117 Crawford Ave Unit 2 Pittsburgh, PA	1.0	1.0	700	$900	$1.29	44d	1	0.80mi
71-73 Sheridan Ave Unit 73 Pittsburgh, PA	2.0	1.0	900	$1,100	$1.22	44d	1	0.83mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	8d	1	0.85mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	44d	1	0.86mi
220 S Home Ave Pittsburgh, PA	1.0	1.0	840	$1,299	$1.55	44d	1	0.88mi
145 Washington Ave Pittsburgh, PA	1.0	1.0	650	$950	$1.46	44d	1	0.91mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	24d	1	0.92mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	20d	1	0.92mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	44d	1	0.93mi
705 Russellwood Ave Apt 1 McKees Rocks, PA	2.0	1.0	800	$1,549	$1.94	24d	1	0.94mi
25 S Starr Ave Unit 14 Bellevue, PA	1.0	1.0	600	$899	$1.50	11d	1	0.97mi
25 Grant Ave #1 Bellevue, PA	1.0	1.0	950	$1,095	$1.15	2d	1	0.99mi
16 N Fremont Ave Pittsburgh, PA	2.0	1.0	1000	$1,100	$1.10	44d	1	1.03mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	2d	1	1.09mi
60 Sumner Ave Bellevue, PA	1.0	1.0	600	$1,004	$1.67	16d	2	1.09mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	15d	1	1.12mi
464 Teece Ave Unit 4 Pittsburgh, PA	1.0	1.0	950	$1,200	$1.26	17d	1	1.12mi
478 Teece Ave Pittsburgh, PA	2.0	2.0	950	$1,325	$1.39	44d	1	1.12mi
118 Arch Ave Pittsburgh, PA	2.0	1.0	850	$1,100	$1.29	24d	1	1.14mi
481 Dawson Ave Pittsburgh, PA	1.0	1.0	560	$850	$1.52	44d	1	1.16mi
115 S Birmingham Ave Pittsburgh, PA	3.0	1.0	850	$1,175	$1.38	4d	1	1.21mi
115 S Birmingham Ave Pittsburgh, PA	3.0	1.0	850	$1,145	$1.35	44d	1	1.21mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	24d	1	1.21mi
110 N Fremont Ave #4 Pittsburgh, PA	2.0	1.0	825	$1,100	$1.33	44d	1	1.22mi
521 Orchard Ave Bellevue, PA	1.0	1.0	600	$975	$1.62	44d	1	1.24mi
504 Orchard Ave Bellevue, PA	1.0	1.0	595	$975	$1.64	44d	1	1.27mi
626 California Ave Pittsburgh, PA	2.0	1.0	850	$970	$1.14	21d	1	1.28mi
509 Forest Ave #2 Pittsburgh, PA	2.0	1.0	1000	$1,195	$1.20	24d	1	1.31mi
114 Singer Ave McKees Rocks, PA	1.0	1.0	650	$800	$1.23	44d	1	1.33mi
1 Balsam St Pittsburgh, PA	2.0	2.0	900	$1,300	$1.44	44d	1	1.37mi
419 Florence Ave #2 Pittsburgh, PA	3.0	1.0	1116	$1,250	$1.12	12d	1	1.39mi
902 Erdner Ave Unit 1 Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	44d	1	1.44mi
516 Carolyn Ave Pittsburgh, PA	3.0	2.0	840	$1,850	$2.20	24d	1	1.44mi
908 Erdner Ave Unit 3 Avalon, PA	2.0	1.0	850	$1,300	$1.53	2d	1	1.45mi
908 Erdner Ave Avalon, PA	2.0	1.0	850	$1,350	$1.59	4d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-03-31
   status Pending
2. 2026-01-19
   status Active
3. 2026-01-10
   status Pending
4. 2025-12-01
   listed $30,000 Active
5. 2014-07-02
   soldstatus $21,200

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $789 · $66/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,044
• − Mortgage interest: −$1,680
• − Property taxes: −$789
• − Insurance: −$948
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$873
• Taxable income: $7,508
• Est. tax owed @ 24.0%: −$1,802
• After-tax cash flow: $5,669/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: Sto-Rox SD
• NCES district ID: 4222830
• Math proficiency: 4% ▼ -5.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $30,268
• Composite: 8.51/100
• National rank: #9904
• State rank: #532 of 539 in PA

Livability — Bellevue

• Score: 92/100
• State rank: #9
• US rank: #35

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

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 (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

+41.5% since first listed

5 events — show timeline

• 2026-03-31 Pending — West Penn MLS
• 2026-01-19 Relisted — West Penn MLS
• 2026-01-10 Pending — West Penn MLS
• 2025-12-01 Listed $30,000 West Penn MLS
• 2014-07-02 Sold (Public Records) $21,200 Public Records

Property tax history

+2.2%/yr

Latest (2026): $789 · +4.0% YoY. Source: county tax records.