169 Union St · Bridgeville, PA 15017

$249,900

4 bd · 2.0 ba · 2,207 sqft · MultiFamily public records · 5 Days on market

Built 1900 6,202 sqft lot

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

INVESTORS!! Don’t miss this turnkey, income-producing side-by-side duplex in the highly desirable Bridgeville neighborhood! This fully renovated property features two units: a 2-bedroom, 1-bath unit on the left and a spacious 4-bedroom, 1-bath unit on the right. Both units offer stainless steel appliances, in-unit laundry, and modern finishes throughout. Plentiful on-street parking adds convenience, and all utilities are separately metered. An excellent opportunity for immediate cash flow in a prime location.

Key facts

• Income-producing
• Fully renovated
• Newer roof

Tags

• TURNKEY
• INCOME-PRODUCING
• FULLY RENOVATED
• STAINLESS STEEL APPLIANCES
• IN-UNIT LAUNDRY
• NEWER ROOF

Property features AI

Finance

• Financial info: Gross annual income reported at $32,700; Unit rents reported at approximately $1,225 and $1,500

Exterior

• Parking: On-street parking for approximately 3 vehicles
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Two-family zoning
• Construction: Brick construction; Asphalt roof
• Exterior features: Public transportation access nearby

Interior

• Bedrooms: One unit with 2 bedrooms; One unit with 4 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two-family layout (multi-unit property)

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×4bd/1ba units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive. Per door: $380/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.9% vs local median 4.1% in Bridgeville — 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 80/100 on livability (#199 in PA, #1,745 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities A; Watch: employment C-, commute F.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chartiers Valley Primary Sch (879 students, 30% FRL); Chartiers Valley Ms (math 20% / reading 55%, grade F, #292 of 512 statewide, top 58%, 718 students, 35% FRL); Chartiers Valley Hs (math 53% / reading 24%, grade F, #279 of 437 statewide, top 64%, 1,018 students, 25% FRL).
• Market conditions: 70 active listings in the ZIP; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,315/mo this rent would consume 46% of the median local household income ($87k/yr) (locally 454% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 15y 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 $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.33% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $8,017
• Equity at exit: $37,261

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $69,812
• Equity at exit: $21,607

Cash invested: $69,972 (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 15017

• Home prices YoY: -31.8%
• Active inventory: 70
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,315 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$445 /mo · $5,335/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $760

Break-even live

Break-even rent $2,353

Max offer price $249,900

Occupancy floor 72%

Sensitivity live

Price	-10% $901	-5% $830	+0% $760	+5% $689	+10% $618
Rent	-10% $498	-5% $629	+0% $760	+5% $891	+10% $1,022
Rate	-1.0pp $885	-0.5pp $823	base $760	+0.5pp $695	+1.0pp $629

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,395
1× unit	4	1	$1,920
Total (2 units)			$3,315

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-03
   days on market $249,900 Active 5 DOM
2. 2026-06-02
   days on market $249,900 Active 4 DOM
3. 2026-06-01
   days on market $249,900 Active 3 DOM
4. 2026-05-31
   days on market $249,900 Active 2 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: $5,335 · $445/mo
• Projected year-2 tax: $5,335 · $445/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 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,780
• − Mortgage interest: −$13,998
• − Property taxes: −$5,335
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,182
• − Management: −$3,182
• − Depreciation: −$7,270
• Taxable income: $5,562
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $7,780/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: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Bridgeville

• Score: 80/100
• State rank: #199
• US rank: #1745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeville, PA
• County: Allegheny County · 1,022,028 people
• City population: 17,782
• Metro: Pittsburgh, PA
• Population (ZIP): 17,782
• Household income: $86,937
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 454.0

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 2%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 3% 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: ▼ -118.46%
• Current HPI: 254.0465
• Rent YoY: —
• 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

+311.4% since first listed

25 events — show timeline

• 2026-05-29 Listed $249,900 West Penn MLS
• 2026-03-31 Delisted — West Penn MLS
• 2026-01-15 Listed $265,000 West Penn MLS
• 2025-04-17 Rental Removed $1,500 APPFOLIO
• 2025-03-11 Listed for Rent $1,500 APPFOLIO
• 2024-04-04 Rental Removed $1,500 APPFOLIO
• 2024-02-04 Listed for Rent $1,500 APPFOLIO
• 2023-10-06 Rental Removed $1,400 APPFOLIO
• 2023-09-21 Price Changed $1,400 APPFOLIO
• 2023-09-09 Listed for Rent $1,500 APPFOLIO
• 2023-05-14 Contingent — West Penn MLS
• 2023-05-12 Relisted — West Penn MLS
• 2023-04-08 Contingent — West Penn MLS
• 2023-04-04 Listed $158,750 West Penn MLS
• 2020-10-30 Sold (MLS) $174,900 West Penn MLS
• 2020-09-09 Contingent — West Penn MLS
• 2020-09-09 Price Changed $180,000 West Penn MLS
• 2020-09-04 Listed $169,900 West Penn MLS
• 2016-06-02 Sold (Public Records) $54,500 Public Records
• 2015-12-15 Delisted — West Penn MLS
• 2015-11-24 Price Changed $53,900 West Penn MLS
• 2015-11-24 Listed $539,000 West Penn MLS
• 2012-02-16 Listed $54,900 West Penn MLS
• 2011-08-01 Listed $54,900 West Penn MLS
• 2004-11-12 Sold (Public Records) $60,750 Public Records

Property tax history

+5.9%/yr

Latest (2026): $5,335 · +0.0% YoY. Source: county tax records.