140 Mcgovern Blvd · Leetsdale, PA 15046

$170,000

3 bd · 1.0 ba · 1,825 sqft · SingleFamily public records · 33 Days on market

Built 1910 4,673 sqft lot

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Why this score? — see what drove the D+ 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Just mintues to Robert Morris University as well as the Pittsburgh International Airport, this conveintly located duplex is in a prime location to let the rents roll in! Each unit contains 1 bedroom and 1 bath with nicely sized living rooms and full kitchens which include appliances. Spaceous apartments with off-street parking.

Key facts

• Sewickley shopping
• Close to rt 65
• 4,673 sq ft lot

Tags

• CONVENIENTLY LOCATED DUPLEX
• MOON AREA SCHOOL DISTRICT
• CLOSE TO RT 65
• SEWICKLEY SHOPPING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Construction: Frame construction; Asphalt roof; Basement foundation
• Exterior features: Residential zoning; Lot of approximately 0.107 acres

Interior

• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (20.6% below list).
• Recommended offer: $135k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#102 in PA, #745 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: health & safety D+, amenities F.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: J.A. Allard El Sch (math 62% / reading 62%, grade B, #313 of 1,518 statewide, top 24%, 208 students, 32% FRL); Moon Area Lower Ms (math 41% / reading 71%, grade B-, #69 of 512 statewide, top 14%, 623 students, 30% FRL); Moon Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 1,218 students, 20% FRL).
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $344,925
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Walnut St	0.31mi	3/1.0	1,784 (-2%)	1mo	$339,000	$190	81
1270 Needham St	0.31mi	3/1.5	1,738 (-5%)	20mo	$185,000	$106	59
1212 Crescent Boulevard Ext	0.57mi	4/2.5 (+1)	1,964 (+8%)	18mo	$368,000	$187	35
1004 Reynard Dr	0.72mi	4/2.5 (+1)	1,697 (-7%)	18mo	$320,000	$189	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $82,306
• Equity at exit: $153,149

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $250,611
• Equity at exit: $330,273

Cash invested: $47,600 (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 15046

• Home prices YoY: 13.5%
• Active inventory: 16
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$266 /mo · $3,197/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-162

Break-even live

Break-even rent $1,555

Max offer price $141,338

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-114	+0% $-162	+5% $-210	+10% $-258
Rent	-10% $-269	-5% $-216	+0% $-162	+5% $-109	+10% $-56
Rate	-1.0pp $-77	-0.5pp $-119	base $-162	+0.5pp $-206	+1.0pp $-251

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Beaver St Leetsdale, PA	3.0	1.0	1766	$1,350	$0.76	3d	1	0.84mi

Listing history 40 events

1. 2026-06-21
   days on market $170,000 Active 33 DOM
2. 2026-06-18
   days on market $170,000 Active 30 DOM
3. 2026-06-17
   days on market $170,000 Active 29 DOM
4. 2026-06-16
   days on market $170,000 Active 28 DOM
5. 2026-06-16
   price $170,000 Active 27 DOM
6. 2026-06-15
   days on market $175,000 Active 27 DOM
7. 2026-06-13
   days on market $175,000 Active 25 DOM
8. 2026-06-09
   days on market $175,000 Active 21 DOM
9. 2026-06-08
   days on market $175,000 Active 20 DOM
10. 2026-06-07
    days on market $175,000 Active 19 DOM
11. 2026-06-05
    days on market $175,000 Active 16 DOM
12. 2026-06-03
    days on market $175,000 Active 15 DOM
13. 2026-06-02
    days on market $175,000 Active 14 DOM
14. 2026-06-01
    days on market $175,000 Active 13 DOM
15. 2026-05-31
    days on market $175,000 Active 12 DOM
16. 2026-05-19
    listed $175,000 Active
17. 2026-01-19
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Just mintues to Robert Morris University as well as the Pittsburgh International Airport, this conveintly located duplex is in a prime location to let the rents roll in! Each unit contains 1 bedroom and 1 bath with nicely sized living rooms and full kitchens which include appliances. Spaceous apartments with off-street parking.

18. 2026-01-14
    soldstatus $150,000
19. 2026-01-12
    soldstatus $150,000 Closed 329-char remark

    Show marketing remark (329 chars)

    Just mintues to Robert Morris University as well as the Pittsburgh International Airport, this conveintly located duplex is in a prime location to let the rents roll in! Each unit contains 1 bedroom and 1 bath with nicely sized living rooms and full kitchens which include appliances. Spaceous apartments with off-street parking.

20. 2025-12-14
    historical Contingent 329-char remark

    Show marketing remark (329 chars)

    Just mintues to Robert Morris University as well as the Pittsburgh International Airport, this conveintly located duplex is in a prime location to let the rents roll in! Each unit contains 1 bedroom and 1 bath with nicely sized living rooms and full kitchens which include appliances. Spaceous apartments with off-street parking.

21. 2025-11-23
    historical 329-char remark

    Show marketing remark (329 chars)

    Just mintues to Robert Morris University as well as the Pittsburgh International Airport, this conveintly located duplex is in a prime location to let the rents roll in! Each unit contains 1 bedroom and 1 bath with nicely sized living rooms and full kitchens which include appliances. Spaceous apartments with off-street parking.

22. 2025-11-13
    historical Contingent 329-char remark

    Show marketing remark (329 chars)

    Just mintues to Robert Morris University as well as the Pittsburgh International Airport, this conveintly located duplex is in a prime location to let the rents roll in! Each unit contains 1 bedroom and 1 bath with nicely sized living rooms and full kitchens which include appliances. Spaceous apartments with off-street parking.

23. 2025-10-03
    historical 329-char remark

    Show marketing remark (329 chars)

    Just mintues to Robert Morris University as well as the Pittsburgh International Airport, this conveintly located duplex is in a prime location to let the rents roll in! Each unit contains 1 bedroom and 1 bath with nicely sized living rooms and full kitchens which include appliances. Spaceous apartments with off-street parking.

24. 2025-09-30
    listed $150,000 Active 329-char remark

    Show marketing remark (329 chars)

    Just mintues to Robert Morris University as well as the Pittsburgh International Airport, this conveintly located duplex is in a prime location to let the rents roll in! Each unit contains 1 bedroom and 1 bath with nicely sized living rooms and full kitchens which include appliances. Spaceous apartments with off-street parking.

25. 2020-01-08
    soldstatus $70,000
26. 2019-12-26
    status Under Contract 466-char remark

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

27. 2019-12-26
    status Under Contract

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

28. 2019-12-26
    soldstatus Sold

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

29. 2019-12-26
    soldstatus $70,000 Sold 466-char remark

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

30. 2019-11-11
    historical Contingent 466-char remark

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

31. 2019-11-11
    historical Contingent

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

32. 2019-11-07
    status Under Contract 466-char remark

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

33. 2019-11-07
    status Under Contract

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

34. 2019-09-04
    listed $79,750 Active

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

35. 2019-09-04
    listed $79,750 Active 466-char remark

    Show marketing remark (466 chars)

    Calling on Investors! Maintained 1 Up, 1 Down Duplex located in the Moon Area School district. Two (1) Bedroom units. Spacious room sizes. New Carpet and Kitchen floor in bottom unit. Large Windows and all electric which Tenants pay. Current owner pays for water and sewage, but you could bill to tenants if desired. New (1) Year lease in effect on bottom unit. Large Private Deck in rear of Bldg. for tenants use. Includes (2) Electric Stoves and (2) Refrigerators.

36. 2017-03-09
    historical Expired
37. 2016-03-10
    listed $79,900 Active
38. 2013-12-02
    listed $90,000
39. 2006-11-28
    soldstatus $70,000
40. 1988-06-15
    soldstatus $11,000

ⓘ 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: $3,197 · $266/mo
• Projected year-2 tax: $3,197 · $266/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$9,523
• − Property taxes: −$3,197
• − Insurance: −$850
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,945
• Taxable loss: −$4,907
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $-769/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: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — Leetsdale

• Score: 84/100
• State rank: #102
• US rank: #745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,034
• Population (ZIP): 2,310

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 7% Serbian 4% Lithuanian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% 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: ▲ 28.48%
• Current HPI: 239.0511
• Rent YoY: —
• Metro: —
• 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

+1490.9% since first listed

25 events — show timeline

• 2026-05-19 Listed $175,000 West Penn MLS
• 2026-01-19 Pending — West Penn MLS
• 2026-01-14 Sold (Public Records) $150,000 Public Records
• 2026-01-12 Sold (MLS) $150,000 West Penn MLS
• 2025-12-14 Contingent — West Penn MLS
• 2025-11-23 Delisted — West Penn MLS
• 2025-11-13 Contingent — West Penn MLS
• 2025-10-03 Delisted — West Penn MLS
• 2025-09-30 Listed $150,000 West Penn MLS
• 2020-01-08 Sold (Public Records) $70,000 Public Records
• 2019-12-26 Pending — West Penn MLS
• 2019-12-26 Pending — West Penn MLS
• 2019-12-26 Sold (MLS) $70,000 West Penn MLS
• 2019-12-26 Sold (MLS) — West Penn MLS
• 2019-11-11 Contingent — West Penn MLS
• 2019-11-11 Contingent — West Penn MLS
• 2019-11-07 Pending — West Penn MLS
• 2019-11-07 Pending — West Penn MLS
• 2019-09-04 Listed $79,750 West Penn MLS
• 2019-09-04 Listed $79,750 West Penn MLS
• 2017-03-09 Delisted — West Penn MLS
• 2016-03-10 Listed $79,900 West Penn MLS
• 2013-12-02 Listed $90,000 West Penn MLS
• 2006-11-28 Sold (Public Records) $70,000 Public Records
• 1988-06-15 Sold (Public Records) $11,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $3,197 · +1.9% YoY. Source: county tax records.