1730 Noble St #1726 · Sharpsburg, PA 15215

$130,000

4 bd · 1.0 ba · 1,984 sqft · MultiFamily public records · 125 Days on market

Built 1920 0.26 ac lot $66/sqft · 21% below area Est $164k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.9/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 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 MLS

Large +/- 1,984 SF house on double wide . 26 acre lot, roughly 70x140 in Fox Chapel School District. Updates include 1st floor flooring, kitchen appliances, some plumbing, newer roof and siding, furnace and hot water tank. Much of the original woodwork on the staircase and casing, as well as decorative mantels still in tact. The unfinished 3rd floor attic is comprised of two rooms and could provide additional living space or bathrooms. Situated on a quiet dead end street overlooking Sharpsburg. Lots of potential options with extra land - fenced in yard, extra large garden, or with the appropriate building approvals, another structure, off street parking, or garage. Being sold "as-is" - bring your contractor.

Key facts

• Kitchen appliances
• 1st floor flooring
• Newer roof

Tags

• FOX CHAPEL SCHOOL DISTRICT
• 1ST FLOOR FLOORING
• KITCHEN APPLIANCES
• NEWER ROOF
• ORIGINAL WOODWORK
• DECORATIVE MANTELS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 9.5% in Sharpsburg — 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 79/100 on livability (#248 in PA, #2,145 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, schools D-, employment D-.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 36% of the median local income ($99k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($114k) 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.
• Current owner paid $14k; list at $130k implies a 829% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1920 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 2.28% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.06%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (median comp): $163,590
• List price: $130,000
• Delta: -20.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 3.06×
• Total profit: $74,834
• Equity at exit: $19,383

10-year hold

• IRR: 52.7%
• Equity multiple: 6.75×
• Total profit: $209,424
• Equity at exit: $11,240

Cash invested: $36,400 (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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,967 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$211 /mo · $2,532/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $1,397

Break-even live

Break-even rent $1,199

Max offer price $130,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,471	-5% $1,434	+0% $1,397	+5% $1,360	+10% $1,324
Rent	-10% $1,163	-5% $1,280	+0% $1,397	+5% $1,514	+10% $1,632
Rate	-1.0pp $1,463	-0.5pp $1,430	base $1,397	+0.5pp $1,364	+1.0pp $1,329

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 8th St Sharpsburg, PA	4.0	2.0	2240	$2,100	$0.94	17d	1	0.66mi
307 Highland Ter Pittsburgh, PA	3.0	2.0	1450	$4,000	$2.76	4d	1	1.13mi
5700 Bunkerhill St Pittsburgh, PA	1.0–3.0	1.0–2.0	1258	$3,236	$2.57	2d	17	1.23mi
6026 Sawyer St Unit NA Pittsburgh, PA	3.0	2.0	2231	$2,500	$1.12	19d	1	1.29mi

Listing history 19 events

1. 2026-06-18
   days on market $130,000 Active 125 DOM
2. 2026-06-17
   days on market $130,000 Active 124 DOM
3. 2026-06-16
   days on market $130,000 Active 123 DOM
4. 2026-06-15
   days on market $130,000 Active 122 DOM
5. 2026-06-13
   days on market $130,000 Active 120 DOM
6. 2026-06-09
   days on market $130,000 Active 116 DOM
7. 2026-06-08
   days on market $130,000 Active 115 DOM
8. 2026-06-07
   days on market $130,000 Active 114 DOM
9. 2026-06-03
   days on market $130,000 Active 110 DOM
10. 2026-06-02
    days on market $130,000 Active 109 DOM
11. 2026-06-01
    days on market $130,000 Active 108 DOM
12. 2026-05-31
    days on market $130,000 Active 107 DOM
13. 2026-03-04
    status Active 727-char remark

    Show marketing remark (727 chars)

    Large +/- 1,984 SF house on double wide . 26 acre lot, roughly 70x140 in Fox Chapel School District. Updates include 1st floor flooring, kitchen appliances, some plumbing, newer roof and siding, furnace and hot water tank. Much of the original woodwork on the staircase and casing, as well as decorative mantels still in tact. The unfinished 3rd floor attic is comprised of two rooms and could provide additional living space or bathrooms. Situated on a quiet dead end street overlooking Sharpsburg. Lots of potential options with extra land - fenced in yard, extra large garden, or with the appropriate building approvals, another structure, off street parking, or garage. Being sold "as-is" - bring your contractor.

14. 2026-02-23
    historical Contingent 727-char remark

    Show marketing remark (727 chars)

    Large +/- 1,984 SF house on double wide . 26 acre lot, roughly 70x140 in Fox Chapel School District. Updates include 1st floor flooring, kitchen appliances, some plumbing, newer roof and siding, furnace and hot water tank. Much of the original woodwork on the staircase and casing, as well as decorative mantels still in tact. The unfinished 3rd floor attic is comprised of two rooms and could provide additional living space or bathrooms. Situated on a quiet dead end street overlooking Sharpsburg. Lots of potential options with extra land - fenced in yard, extra large garden, or with the appropriate building approvals, another structure, off street parking, or garage. Being sold "as-is" - bring your contractor.

15. 2026-02-13
    listed $130,000 Active 727-char remark

    Show marketing remark (727 chars)

    Large +/- 1,984 SF house on double wide . 26 acre lot, roughly 70x140 in Fox Chapel School District. Updates include 1st floor flooring, kitchen appliances, some plumbing, newer roof and siding, furnace and hot water tank. Much of the original woodwork on the staircase and casing, as well as decorative mantels still in tact. The unfinished 3rd floor attic is comprised of two rooms and could provide additional living space or bathrooms. Situated on a quiet dead end street overlooking Sharpsburg. Lots of potential options with extra land - fenced in yard, extra large garden, or with the appropriate building approvals, another structure, off street parking, or garage. Being sold "as-is" - bring your contractor.

16. 2025-12-31
    historical Expired 718-char remark

    Show marketing remark (718 chars)

    Large +/- 1,984 SF house on double wide . 26 acre lot, roughly 70x140 in Fox Chapel School District. Updates include 1st floor flooring, kitchen appliances, some plumbing, newer roof and siding, furnace and hot water tank. Much of the original woodwork on the staircase and casing, as well as decorative mantels still in tact. The unfinished 3rd floor attic is comprised of two rooms and could provide additional living space or bathrooms. Situated on a quiet dead end street overlooking Sharpsburg. Lots of potential options with extra land - fenced in yard, extra large garden, or with the appropriate approvals, another structure, off street parking, or garage. Being sold "as-is" - bring your contractor.

17. 2025-11-11
    price $135,000 718-char remark

    Show marketing remark (718 chars)

    Large +/- 1,984 SF house on double wide . 26 acre lot, roughly 70x140 in Fox Chapel School District. Updates include 1st floor flooring, kitchen appliances, some plumbing, newer roof and siding, furnace and hot water tank. Much of the original woodwork on the staircase and casing, as well as decorative mantels still in tact. The unfinished 3rd floor attic is comprised of two rooms and could provide additional living space or bathrooms. Situated on a quiet dead end street overlooking Sharpsburg. Lots of potential options with extra land - fenced in yard, extra large garden, or with the appropriate approvals, another structure, off street parking, or garage. Being sold "as-is" - bring your contractor.

18. 2025-08-20
    listed $150,000 Active 718-char remark

    Show marketing remark (718 chars)

    Large +/- 1,984 SF house on double wide . 26 acre lot, roughly 70x140 in Fox Chapel School District. Updates include 1st floor flooring, kitchen appliances, some plumbing, newer roof and siding, furnace and hot water tank. Much of the original woodwork on the staircase and casing, as well as decorative mantels still in tact. The unfinished 3rd floor attic is comprised of two rooms and could provide additional living space or bathrooms. Situated on a quiet dead end street overlooking Sharpsburg. Lots of potential options with extra land - fenced in yard, extra large garden, or with the appropriate approvals, another structure, off street parking, or garage. Being sold "as-is" - bring your contractor.

19. 1984-10-31
    soldstatus $14,000

ⓘ 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: $2,532 · $211/mo
• Projected year-2 tax: $2,532 · $211/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 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: $35,606
• − Mortgage interest: −$7,282
• − Property taxes: −$2,532
• − Insurance: −$650
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$3,782
• Taxable income: $15,664
• Est. tax owed @ 24.0%: −$3,759
• After-tax cash flow: $13,007/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Sharpsburg

• Score: 79/100
• State rank: #248
• US rank: #2145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpsburg, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,907
• Household income: $99,071
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 311.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 2% Chinese 2% 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: ▼ -171.68%
• Current HPI: 284.7359
• Rent YoY: ▲ 5.24%
• 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

+828.6% since first listed

7 events — show timeline

• 2026-03-04 Relisted — West Penn MLS
• 2026-02-23 Contingent — West Penn MLS
• 2026-02-13 Listed $130,000 West Penn MLS
• 2025-12-31 Delisted — West Penn MLS
• 2025-11-11 Price Changed $135,000 West Penn MLS
• 2025-08-20 Listed $150,000 West Penn MLS
• 1984-10-31 Sold (Public Records) $14,000 Public Records

Property tax history

-1.7%/yr

Latest (2026): $2,532 · +1.3% YoY. Source: county tax records.