474 Hochberg Rd · Penn Hills, PA 15235

$164,900

2 bd · 1.0 ba · 1,556 sqft · SingleFamily public records · 52 Days on market

Built 1928 7,714 sqft lot $106/sqft · at area comps Est $159k · at est.

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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).

• Cash flow +17.2/30.0
• ARV discount +5.7/15.0
• DSCR +5.4/10.0
• Rent growth +4.4/5.0
• 1% rule +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and family friendly home offering a flexible layout and plenty of room to grow! The first floor features a comfortable living room, dining room, and kitchen, perfect for everyday living and gatherings. The second floor includes two bedrooms and an additional room that can be used as a home office, playroom, or a potential third bedroom. The third floor features two multi-purpose rooms that can be used for hobbies, storage, or additional living space. The lot is included with the home, providing outdoor space for relaxation, play, or future possibilities. A great opportunity to make this home your own and create lasting memories! A one-year Home Warranty system pa

Key facts

• Multi-purpose rooms
• Flexible layout
• Outdoor space

Tags

• FLEXIBLE LAYOUT
• HOME OFFICE
• MULTI-PURPOSE ROOMS
• OUTDOOR SPACE

Property features AI

Finance

• Financial info: Assessed value noted; Annual tax amount noted

Exterior

• Home design: 2-story residence; Resale property; Home warranty included
• Exterior features: Lot approximately 0.177 acres

Interior

• Kitchen: Kitchen on main level — 13 x 9
• Bedrooms: Bedroom (upper level) — 11 x 12; Additional bedroom (upper level) — 12 x 13
• Bathrooms: 1 full bathroom
• Interior features: Total of 6 rooms; Bonus room on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (7.1% below list).
• Recommended offer: $153k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $165k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,165 (7.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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?
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: 0.93% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $158,624
• List price: $164,900
• Delta: 3.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Conestoga Rd	0.09mi	3/2.0 (+1)	1,435 (-8%)	4mo	$185,500	$129	70
2173 Sampson St	0.31mi	3/1.0 (+1)	1,714 (+10%)	3mo	$160,000	$93	61
8527 Westwood Rd	0.61mi	3/1.0 (+1)	1,528 (-2%)	4mo	$156,000	$102	60
8952 Eastwood Rd	0.28mi	3/2.0 (+1)	1,714 (+10%)	2mo	$245,000	$143	59
409 Grove Rd	0.47mi	3/1.5 (+1)	1,450 (-7%)	4mo	$232,000	$160	57
200 Champa St	0.26mi	3/3.0 (+1)	1,756 (+13%)	4mo	$130,000	$74	50
2534 Graham Blvd	0.57mi	3/2.5 (+1)	1,680 (+8%)	1mo	$340,000	$202	48
451 Grove Rd	0.58mi	3/1.5 (+1)	1,412 (-9%)	5mo	$164,900	$117	46
1871 Atkinson Pl	0.74mi	3/1.0 (+1)	1,700 (+9%)	1mo	$240,000	$141	44
7841 Mark Dr	0.54mi	3/2.0 (+1)	1,350 (-13%)	1mo	$214,000	$159	43
7720 Mark Dr	0.69mi	3/2.5 (+1)	1,418 (-9%)	5mo	$235,000	$166	38
8250 Aber Rd	0.73mi	3/2.0 (+1)	1,364 (-12%)	1mo	$220,000	$161	36

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-11,671
• Equity at exit: $24,587

10-year hold

• IRR: 7.9%
• Equity multiple: 1.72×
• Total profit: $33,307
• Equity at exit: $14,258

Cash invested: $46,172 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$865
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $119

Break-even live

Break-even rent $1,381

Max offer price $164,900

Occupancy floor 87%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	0.30mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	0.30mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	43d	1	0.37mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	23d	1	0.48mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	2d	1	0.73mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	23d	1	0.74mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	0.79mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	0.83mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	7d	1	0.86mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	0.88mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	1d	1	0.92mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	0.99mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	0.99mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	1.17mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	43d	1	1.33mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	1d	1	1.34mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	43d	1	1.42mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	14d	1	1.43mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	23d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $164,900 Active 52 DOM
2. 2026-06-17
   days on market $164,900 Active 51 DOM
3. 2026-06-16
   days on market $164,900 Active 50 DOM
4. 2026-06-15
   days on market $164,900 Active 49 DOM
5. 2026-06-13
   days on market $164,900 Active 47 DOM
6. 2026-06-13
   days on market $164,900 Active 46 DOM
7. 2026-06-09
   days on market $164,900 Active 43 DOM
8. 2026-06-08
   days on market $164,900 Active 42 DOM
9. 2026-06-07
   days on market $164,900 Active 41 DOM
10. 2026-06-05
    days on market $164,900 Active 38 DOM
11. 2026-06-03
    days on market $164,900 Active 37 DOM
12. 2026-06-02
    days on market $164,900 Active 36 DOM
13. 2026-06-01
    days on market $164,900 Active 35 DOM
14. 2026-05-31
    days on market $164,900 Active 34 DOM
15. 2026-04-27
    listed $164,900 Active 746-char remark
16. 1987-07-24
    soldstatus $43,500

ⓘ 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: $1,889 · $157/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$358/yr (+$30/mo · 19.0%)

ⓘ 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 6 d/yr ≥96°F today · 15 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: $18,380
• − Mortgage interest: −$9,237
• − Property taxes: −$1,889
• − Insurance: −$824
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,797
• Taxable loss: −$1,308
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $1,744/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 — Penn Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• 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

+279.1% since first listed

2 events — show timeline

• 2026-04-27 Listed $164,900 West Penn MLS
• 1987-07-24 Sold (Public Records) $43,500 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,889 · +0.0% YoY. Source: county tax records.