268 Hazel Rd · Monroeville, PA 15235

$79,500

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 85 Days on market

Built 1965 0.86 ac lot Est $142k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice ranch with lg bedrooms. Finished basement. Property is located on a very nice lot. .. .MUST SEE! Alternate numbers for occupant is 412-287-8562 and 412-824-6080

Key facts

• 0.86 acre lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#358 in PA, #3,140 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $48k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.94% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.52%
• DSCR: 2.31
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $141,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Clay Dr	0.21mi	3/2.0	1,163 (+5%)	2mo	$194,000	$167	76
105 Clay Dr	0.21mi	3/2.0	1,080 (-2%)	7mo	$92,500	$86	76
230 Idlewood Rd	0.37mi	2/1.5 (-1)	1,062 (-4%)	2mo	$135,000	$127	67
833 Macbeth Dr	0.08mi	3/2.0	1,250 (+13%)	8mo	$235,000	$188	64
951 Universal Rd	0.22mi	3/1.0	941 (-15%)	4mo	$105,000	$112	62
1243 Universal Rd	0.57mi	3/1.5	1,163 (+5%)	2mo	$149,000	$128	61
131 S Joslyn Dr	0.53mi	3/1.0	988 (-11%)	2mo	$88,000	$89	56
129 Windsor Dr	0.46mi	3/1.0	992 (-10%)	7mo	$84,000	$85	55
388 Collins Dr	0.45mi	3/1.5	972 (-12%)	3mo	$155,000	$159	55
1160 Jefferson Rd	0.73mi	2/1.0 (-1)	1,066 (-4%)	3mo	$65,000	$61	52
393 Collins Dr	0.43mi	3/3.0	1,238 (+12%)	5mo	$182,000	$147	48
129 Ange Dr	0.64mi	4/2.0 (+1)	1,200 (+8%)	0mo	$193,750	$161	47

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: 29.7%
• Equity multiple: 2.33×
• Total profit: $29,594
• Equity at exit: $11,854

10-year hold

• IRR: 39.9%
• Equity multiple: 5.72×
• Total profit: $104,957
• Equity at exit: $6,874

Cash invested: $22,260 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$417
• Tax from tax record: −$218 /mo · $2,617/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $548

Break-even live

Break-even rent $846

Max offer price $79,500

Occupancy floor 59%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
279 Hazel Rd Pittsburgh, PA	3.0	1.0	1080	$1,732	$1.60	43d	1	0.06mi
753 Jefferson Rd Pittsburgh, PA	4.0	1.0	1152	$1,350	$1.17	4d	1	0.25mi
717 Jefferson Rd Pittsburgh, PA	3.0	1.0	1152	$1,295	$1.12	14d	1	0.28mi
325 Poe Dr Pittsburgh, PA	2.0	1.0	1056	$1,599	$1.51	43d	1	0.44mi
154 Collins Dr Pittsburgh, PA	3.0	1.0	986	$1,295	$1.31	2d	1	0.45mi
127 Stowe Dr Pittsburgh, PA	3.0	1.0	948	$1,495	$1.58	21d	1	0.45mi
261 Universal Rd Unit 261UNIV Pittsburgh, PA	3.0	1.0	1100	$1,225	$1.11	3d	1	0.65mi
98 Stotler Rd Penn Hills, PA	2.0–3.0	1.0	1660	$1,400	$0.84	7d	3	0.66mi
1160 Jefferson Rd Pittsburgh, PA	3.0	1.0	1066	$1,295	$1.21	14d	1	0.70mi
175 Charleston Dr Pittsburgh, PA	3.0	2.0	1163	$1,799	$1.55	23d	1	0.76mi
3910 Old William Penn Hwy Penn Hills, PA	2.0	1.0–2.0	750	$1,175	$1.57	2d	3	0.94mi
409 Nike Dr Pittsburgh, PA	2.0	1.0	1225	$1,325	$1.08	23d	1	1.08mi
11843 Joan Dr Pittsburgh, PA	3.0	1.0	1144	$1,500	$1.31	4d	1	1.15mi
213 Tilford Rd Pittsburgh, PA	4.0	1.5	1000	$1,640	$1.64	43d	1	1.46mi
150 Marshall Dr Pittsburgh, PA	3.0	1.5	923	$1,450	$1.57	23d	1	1.46mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	23d	1	1.48mi

Listing history 9 events

1. 2026-04-15
   status Pending
2. 2026-03-17
   price $79,500
3. 2026-02-27
   price $89,500
4. 2026-02-11
   price $105,200
5. 2026-01-20
   listed $127,200 Active
6. 2006-04-17
   soldstatus $62,000 171-char remark

   Show marketing remark (171 chars)

   Very nice ranch with lg bedrooms. Finished basement. Property is located on a very nice lot. .. .MUST SEE! Alternate numbers for occupant is 412-287-8562 and 412-824-6080

7. 2006-04-17
   soldstatus $62,000

   Show marketing remark (171 chars)

   Very nice ranch with lg bedrooms. Finished basement. Property is located on a very nice lot. .. .MUST SEE! Alternate numbers for occupant is 412-287-8562 and 412-824-6080

8. 2006-03-01
   listed $65,000 171-char remark

   Show marketing remark (171 chars)

   Very nice ranch with lg bedrooms. Finished basement. Property is located on a very nice lot. .. .MUST SEE! Alternate numbers for occupant is 412-287-8562 and 412-824-6080

9. 1986-03-13
   soldstatus $32,000

ⓘ 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: $2,617 · $218/mo
• Projected year-2 tax: $2,617 · $218/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 7 d/yr ≥96°F today · 17 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: $18,467
• − Mortgage interest: −$4,453
• − Property taxes: −$2,617
• − Insurance: −$398
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$2,313
• Taxable income: $5,731
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $5,196/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 — Monroeville

• Score: 77/100
• State rank: #358
• US rank: #3140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 28,332
• 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

+148.4% since first listed

9 events — show timeline

• 2026-04-15 Pending — West Penn MLS
• 2026-03-17 Price Changed $79,500 West Penn MLS
• 2026-02-27 Price Changed $89,500 West Penn MLS
• 2026-02-11 Price Changed $105,200 West Penn MLS
• 2026-01-20 Listed $127,200 West Penn MLS
• 2006-04-17 Sold (Public Records) $62,000 Public Records
• 2006-04-17 Sold (MLS) $62,000 West Penn MLS
• 2006-03-01 Listed $65,000 West Penn MLS
• 1986-03-13 Sold (Public Records) $32,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $2,617 · +0.0% YoY. Source: county tax records.