121 Center Ave · Bellevue, PA 15202

$162,900

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 2 Days on market

Built 1920 Est $265k · 39% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Livability +4.6/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS ROOMS EAT IN KITCHEN HUGE LOT DRIVEWAY GARAGE DRIVEWAY HAS A WALL THAT WOULD NEED TO BE LEVELED IN ORDER TO ACCESS GARAGE REAR PRIVATE COVERED PORCH CENTRAL AIR

Key facts

• Built 1920
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Cap rate 8.4% 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+.
• Northgate SD (suburban): math 25% / reading 57% proficiency, ranked #354 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 80 active listings in the ZIP; 12 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y ago 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 $37k; list at $163k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $264,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 Brighton Rd	0.30mi	3/1.0	1,500 (-4%)	2mo	$158,000	$105	77
150 S Bryant Ave	0.23mi	3/1.0	1,648 (+5%)	7mo	$279,000	$169	75
4024 Oswald St	0.32mi	3/2.5	1,536 (-2%)	6mo	$298,000	$194	71
11 Keswick Ave	0.18mi	3/1.0	1,415 (-10%)	8mo	$241,111	$170	69
3855 Hiawatha St	0.43mi	3/1.5	1,632 (+4%)	10mo	$210,000	$129	63
234 Shiloh Ave	0.35mi	3/1.0	1,390 (-11%)	2mo	$247,000	$178	63
1541 Pennock Rd	0.57mi	3/2.0	1,516 (-3%)	7mo	$250,000	$165	58
15 Clarion Ave	0.56mi	3/2.5	1,625 (+4%)	6mo	$244,900	$151	57
3718 Millerton Ave	0.51mi	3/1.0	1,796 (+14%)	2mo	$175,000	$97	51
499 Roosevelt Ave	0.55mi	3/2.0	1,352 (-14%)	1mo	$250,000	$185	47
615 Roosevelt Ave	0.68mi	3/1.5	1,400 (-11%)	3mo	$240,000	$171	46
3586 Elmhurst Ave	0.58mi	2/2.0 (-1)	1,758 (+12%)	3mo	$131,000	$75	41

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,785
• Equity at exit: $24,289

10-year hold

• IRR: 9.0%
• Equity multiple: 1.75×
• Total profit: $34,388
• Equity at exit: $14,085

Cash invested: $45,612 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 80
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$854
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $283

Break-even live

Break-even rent $1,272

Max offer price $162,900

Occupancy floor 78%

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Meade Ave Pittsburgh, PA	4.0	1.0	1392	$1,600	$1.15	43d	1	0.58mi
555 Orchard Ave Bellevue, PA	3.0	1.0	1400	$1,295	$0.93	43d	1	0.80mi
189 N Balph Ave Pittsburgh, PA	3.0	1.0	1550	$1,850	$1.19	43d	1	0.82mi
713 Clinton Pl Pittsburgh, PA	4.0	2.0	1760	$2,750	$1.56	1d	1	0.88mi
434 Katherine St Pittsburgh, PA	3.0	1.5	1344	$1,295	$0.96	14d	1	1.27mi
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	21d	1	1.32mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	23d	1	1.39mi
107 Perryview Ave Pittsburgh, PA	3.0	1.5	1534	$2,250	$1.47	3d	1	1.41mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	19d	1	1.43mi
250 Nazareth Way Pittsburgh, PA	1.0–2.0	1.0	1187	$1,150	$0.97	43d	1	1.43mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	23d	1	1.46mi
419 Florence Ave #2 Pittsburgh, PA	3.0	1.0	1116	$1,250	$1.12	12d	1	1.48mi

Listing history 3 events

1. 2026-06-18
   days on market $162,900 Active 2 DOM
2. 2026-06-17
   remarks 43-char remark
3. 2026-06-17
   listed $162,900 Active 1 DOM

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,783 · $149/mo
• Expected delta: +$791/yr (+$66/mo · 79.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,565
• − Mortgage interest: −$9,125
• − Property taxes: −$991
• − Insurance: −$814
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,739
• Taxable income: $765
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $3,216/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: Northgate SD
• NCES district ID: 4217770
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,084
• Composite: 34.15/100
• National rank: #5279
• State rank: #354 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

• Census place: Bellevue, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

+340.3% since first listed

5 events — show timeline

• 2026-06-17 Listed $162,900 FSBO.com
• 2010-06-23 Sold (Public Records) $37,000 Public Records
• 2010-05-12 Price Changed $39,900 West Penn MLS
• 2010-05-12 Sold (MLS) $37,000 West Penn MLS
• 2009-05-12 Listed $37,000 West Penn MLS

Property tax history

-3.3%/yr

Latest (2026): $991 · +2.8% YoY. Source: county tax records.