2570 Reiter Rd · Plum, PA 15235

$97,500

2 bd · 2.0 ba · 864 sqft · SingleFamily public records · 53 Days on market

Built 1961 0.56 ac lot $113/sqft · 32% below area Est $143k · 32% under

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Why this score? — see what drove the C 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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.7/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great ranch in Penn Hills in with usable yard and covered side porch Located near Universal Rd and Saltsburg Rd. One car garage long driveway and four additional parking spaces in rear. Finished basement with additional bedrooms. Located near local park.

Key facts

• Nice size garage
• Ample size driveway
• Full size basement

Tags

• ONE LEVEL LIVING
• FULL SIZE BASEMENT
• AMPLE SIZE DRIVEWAY
• NICE SIZE GARAGE
• ADDITIONAL BASEMENT BEDROOM
• HOME OFFICE

Property features AI

Exterior

• Parking: Attached garage; Built-in parking; Space for 4 vehicles (total)
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot approximately 0.56 acre

Interior

• Kitchen: Kitchen on main level (10x10); Refrigerator; Stove
• Bedrooms: Two main-level bedrooms (13x10 and 13x10)
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas); Wall/window cooling units
• Interior features: Screens on windows; Unfinished walk-out basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.0% in Plum — 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 71/100 on livability (#730 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $674 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $98k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,575 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1961 — 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. Schools are A-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?
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 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: 1.07% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 7.8

CMA / ARV

• ARV (median comp): $143,171
• List price: $97,500
• Delta: -31.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2736 Reiter Rd	0.26mi	2/2.0	755 (-13%)	9mo	$159,000	$211	60

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.81×
• Total profit: $-5,131
• Equity at exit: $14,538

10-year hold

• IRR: 10.0%
• Equity multiple: 1.95×
• Total profit: $25,881
• Equity at exit: $8,430

Cash invested: $27,300 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$511
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $87

Break-even live

Break-even rent $936

Max offer price $97,500

Occupancy floor 87%

Sensitivity live

Price	-10% $142	-5% $114	+0% $87	+5% $59	+10% $31
Rent	-10% $4	-5% $45	+0% $87	+5% $128	+10% $169
Rate	-1.0pp $136	-0.5pp $111	base $87	+0.5pp $61	+1.0pp $36

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Oak Manor Pl Penn Hills, PA	1.0	1.0	637	$850	$1.33	45d	2	0.44mi
600 Deborah Jane Dr Plum, PA	1.0	1.0	600	$799	$1.33	45d	1	0.75mi
15 Boulder Dr Plum, PA	2.0	1.5	840	$1,020	$1.21	3d	1	1.08mi
225 Alcoma Blvd Penn Hills, PA	1.0–2.0	1.0–2.5	834	$1,075	$1.29	45d	1	1.19mi
114 Elwood Ave Pittsburgh, PA	1.0	1.0	600	$769	$1.28	25d	1	1.22mi
301 Station St Pittsburgh, PA	1.0	1.0	553	$850	$1.54	45d	1	1.25mi
301 Station St Unit 808 Pittsburgh, PA	1.0	1.0	553	$835	$1.51	45d	1	1.27mi
154 Collins Dr Pittsburgh, PA	3.0	1.0	986	$1,295	$1.31	3d	1	1.47mi
406 Pierson Run Rd Pittsburgh, PA	2.0	1.0	578	$895	$1.55	16d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $97,500 Active 53 DOM
2. 2026-06-18
   days on market $97,500 Active 50 DOM
3. 2026-06-17
   days on market $97,500 Active 49 DOM
4. 2026-06-16
   days on market $97,500 Active 48 DOM
5. 2026-06-15
   days on market $97,500 Active 47 DOM
6. 2026-06-13
   days on market $97,500 Active 45 DOM
7. 2026-06-13
   days on market $97,500 Active 44 DOM
8. 2026-06-09
   days on market $97,500 Active 41 DOM
9. 2026-06-08
   days on market $97,500 Active 40 DOM
10. 2026-06-07
    days on market $97,500 Active 39 DOM
11. 2026-06-05
    remarks 499-char remark
12. 2026-06-05
    days on market $97,500 Active 36 DOM
13. 2026-06-03
    days on market $97,500 Active 35 DOM
14. 2026-06-02
    days on market $97,500 Active 34 DOM
15. 2026-06-01
    days on market $97,500 Active 33 DOM
16. 2026-05-31
    pricedays on market $97,500 Active 32 DOM
17. 2026-04-28
    listed $105,000 Active 348-char remark
18. 2017-08-08
    historical Expired 257-char remark

    Show marketing remark (257 chars)

    Great ranch in Penn Hills in with usable yard and covered side porch Located near Universal Rd and Saltsburg Rd. One car garage long driveway and four additional parking spaces in rear. Finished basement with additional bedrooms. Located near local park.

19. 2016-09-15
    listed $74,900 Active 257-char remark

    Show marketing remark (257 chars)

    Great ranch in Penn Hills in with usable yard and covered side porch Located near Universal Rd and Saltsburg Rd. One car garage long driveway and four additional parking spaces in rear. Finished basement with additional bedrooms. Located near local park.

20. 1997-03-03
    soldstatus $24,677

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,249 · $187/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $12,545
• − Mortgage interest: −$5,462
• − Property taxes: −$2,249
• − Insurance: −$488
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,836
• Taxable loss: −$496
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,158/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 — Plum

• Score: 71/100
• State rank: #730
• US rank: #7292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 21,414
• 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

+295.1% since first listed

5 events — show timeline

• 2026-05-30 Price Changed $97,500 West Penn MLS
• 2026-04-28 Listed $105,000 West Penn MLS
• 2017-08-08 Delisted — West Penn MLS
• 2016-09-15 Listed $74,900 West Penn MLS
• 1997-03-03 Sold (Public Records) $24,677 Public Records

Property tax history

-0.3%/yr

Latest (2026): $2,249 · +0.0% YoY. Source: county tax records.