2106 Lindsay Rd · Wilkinsburg, PA 15221

$150,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 23 Days on market

Built 1950 3,998 sqft lot Est $136k · 10% over

---

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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Sink your teeth into this classic post-World War II brick home which captures the timeless architectural integrity and robust craftsmanship of a transformative era in American housing. Spanning an incredibly efficient and thoughtfully optimized 1,092 square feet of interior living space, this charming residence offers a harmonious blend of mid-century character and essential modern upgrades, making it an exceptional find for anyone seeking a solid, low-maintenance property in the Steel City. From the moment you arrive, the handsome and enduring all-brick exterior commands attention, showcasing the superior durability, natural insulation, and permanent curb appeal that defined the post-war b

Key facts

• Newer furnace
• Newer roof
• Updated windows

Tags

• BRICK HOME
• MID-CENTURY CHARACTER
• NEWER ROOF
• NEWER FURNACE
• CENTRAL AIR CONDITIONING
• UPDATED WINDOWS

Property features AI

Exterior

• Parking: Attached garage with built-in parking and garage door opener; 1 total parking space
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property; Asphalt roof; Brick construction
• Construction: Brick exterior; Asphalt roof; Full basement
• Exterior features: Public transportation access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Upper bedroom (11 x 11); Upper bedroom (10 x 8); Upper bedroom (14 x 10)
• Flooring: Hardwood; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Screens and window treatments; Full walk-out basement
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 11.3% in Wilkinsburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 22 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).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $136,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2165 Lindsay Rd	0.09mi	3/1.0	1,092 (0%)	3mo	$150,000	$137	94
1533 Williamsburg Pl	0.33mi	2/1.5 (-1)	1,092 (0%)	2mo	$185,000	$169	76
1074 Osage Dr	0.33mi	3/1.5	1,135 (+4%)	2mo	$219,900	$194	75
2070 Boggs Ave	0.13mi	2/2.0 (-1)	1,144 (+5%)	3mo	$140,000	$122	74
29 Barton Dr	0.41mi	2/2.0 (-1)	1,102 (+1%)	4mo	$128,000	$116	67
2205 Chalfant St	0.37mi	2/1.0 (-1)	1,044 (-4%)	8mo	$102,500	$98	64
1938 Laketon Rd	0.26mi	2/1.0 (-1)	968 (-11%)	2mo	$17,504	$18	63
1608 Clark St	0.53mi	3/1.0	1,170 (+7%)	9mo	$62,500	$53	56
1521 Weinman St	0.56mi	2/1.0 (-1)	1,000 (-8%)	8mo	$25,000	$25	48
2506 Collins Rd	0.50mi	2/1.5 (-1)	1,000 (-8%)	10mo	$215,000	$215	48
1358 Laketon Rd	0.69mi	3/2.5	1,160 (+6%)	8mo	$145,000	$125	45
2036 Sampson St	0.74mi	3/2.0	1,218 (+12%)	1mo	$162,000	$133	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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,102
• Equity at exit: $22,365

10-year hold

• IRR: 8.6%
• Equity multiple: 1.68×
• Total profit: $28,497
• Equity at exit: $12,969

Cash invested: $42,000 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$787
• Tax from tax record: −$91 /mo · $1,086/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $312

Break-even live

Break-even rent $1,189

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	0.22mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	43d	1	0.29mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	0.43mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	0.48mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	43d	1	0.55mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	0.77mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	1d	1	0.87mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	2d	15	0.89mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	0.90mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	43d	1	0.93mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	1.02mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	1.06mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	1	1.13mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	14d	1	1.13mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	43d	1	1.16mi
220 Briarwood Dr Pittsburgh, PA	3.0	1.0	869	$1,465	$1.69	14d	1	1.20mi
209 Briarwood Dr Pittsburgh, PA	3.0	2.0	1080	$1,500	$1.39	23d	1	1.20mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	7d	2	1.22mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	43d	1	1.29mi
150 Marshall Dr Pittsburgh, PA	3.0	1.5	923	$1,450	$1.57	23d	1	1.29mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	23d	1	1.37mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	43d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 23 DOM
2. 2026-06-17
   days on market $150,000 Active 22 DOM
3. 2026-06-16
   days on market $150,000 Active 21 DOM
4. 2026-06-15
   days on market $150,000 Active 20 DOM
5. 2026-06-13
   days on market $150,000 Active 18 DOM
6. 2026-06-09
   pricedays on market $150,000 Active 14 DOM
7. 2026-06-08
   days on market $155,000 Active 13 DOM
8. 2026-06-07
   days on market $155,000 Active 12 DOM
9. 2026-06-05
   days on market $155,000 Active 9 DOM
10. 2026-06-03
    days on market $155,000 Active 8 DOM
11. 2026-06-02
    days on market $155,000 Active 7 DOM
12. 2026-06-02
    price $155,000 Active 6 DOM
13. 2026-06-01
    days on market $160,000 Active 6 DOM
14. 2026-05-31
    days on market $160,000 Active 5 DOM
15. 2026-05-23
    listed $160,000 Active

ⓘ 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: $1,086 · $91/mo
• Projected year-2 tax: $1,728 · $144/mo
• Expected delta: +$642/yr (+$53/mo · 59.1%)

ⓘ 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 · 13 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: $19,009
• − Mortgage interest: −$8,402
• − Property taxes: −$1,086
• − Insurance: −$750
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$4,364
• Taxable income: $1,365
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,414/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

1 event — show timeline

• 2026-05-23 Listed $160,000 West Penn MLS

Property tax history

-2.2%/yr

Latest (2026): $1,086 · +3.0% YoY. Source: county tax records.