269 Lansdowne Dr · Verona, PA 15147

$72,500

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 41 Days on market

Built 1960 0.59 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* BRICK RANCH * COVERED FRONT PORCH * FENCED-IN YARD * WOODED PRIVACY IN REAR * LARGE, OPEN WALK-OUT BASEMENT * 1 CAR GARAGE * CENTRAL AIR CONDITIONING * GREAT NEIGHBORHOOD * VERY CONVENIENT LOCATION

Key facts

• Open-concept kitchen
• Select new windows
• 0.59 acre lot

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE BACKYARD POOL
• SELECT NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#270 in PA, #2,381 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: employment C-, amenities 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: 64 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 2.10% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.53%
• DSCR: 2.76
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $163,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Lansdowne Dr	0.02mi	3/2.0	950 (0%)	13mo	$170,500	$179	84
247 Hillary Dr	0.08mi	3/2.0	950 (0%)	15mo	$177,000	$186	80
121 Parkwood Dr	0.36mi	2/2.0 (-1)	950 (0%)	6mo	$123,750	$130	70
6657 Poketa Rd	0.58mi	3/1.0	952 (+0%)	11mo	$144,900	$152	63
5733 Madison Dr	0.32mi	3/1.0	1,080 (+14%)	2mo	$153,160	$142	61
276 Lansdowne Dr	0.03mi	3/2.5	1,040 (+10%)	19mo	$179,000	$172	61
5850 Heberton Dr	0.47mi	3/1.5	1,092 (+15%)	0mo	$195,000	$179	51
5630 3rd St	0.41mi	3/2.0	1,008 (+6%)	23mo	$270,000	$268	47
5742 Verona Rd	0.26mi	2/1.0 (-1)	1,082 (+14%)	17mo	$96,000	$89	46
6407 Swan Dr	0.63mi	2/3.0 (-1)	1,024 (+8%)	7mo	$210,000	$205	39
221 Crestview Rd	0.75mi	3/1.5	1,030 (+8%)	14mo	$160,000	$155	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 2.52×
• Total profit: $30,892
• Equity at exit: $10,810

10-year hold

• IRR: 42.6%
• Equity multiple: 5.04×
• Total profit: $81,929
• Equity at exit: $6,268

Cash invested: $20,300 (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 15147

• Home prices YoY: -26.0%
• Active inventory: 64
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$380
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $669

Break-even live

Break-even rent $679

Max offer price $72,500

Occupancy floor 51%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5725 Verona Rd #1 Verona, PA	2.0	1.0	800	$1,300	$1.62	23d	1	0.29mi
5725 Verona Rd Unit 2 Verona, PA	2.0	1.0	850	$1,200	$1.41	23d	1	0.29mi
149 Parkwood Dr Verona, PA	3.0	1.0	1085	$1,500	$1.38	43d	1	0.41mi
1426 Homestead Rd Unit 3 Verona, PA	3.0	1.0	1000	$1,499	$1.50	12d	1	0.58mi
6703 W Barivista Dr Verona, PA	3.0	2.0	1100	$1,399	$1.27	4d	1	0.84mi
6388 Saltsburg Rd Pittsburgh, PA	2.0	1.5	875	$1,300	$1.49	3d	1	1.18mi

Listing history 10 events

1. 2025-12-27
   status Pending
2. 2025-12-03
   price $72,500
3. 2025-11-29
   status Active
4. 2025-11-11
   status Pending
5. 2025-11-02
   price $75,000
6. 2025-10-29
   listed $80,000 Active
7. 2009-12-02
   soldstatus $55,000
8. 2009-11-23
   price $53,500 216-char remark

   Show marketing remark (216 chars)

   * BRICK RANCH * COVERED FRONT PORCH * FENCED-IN YARD * WOODED PRIVACY IN REAR * LARGE, OPEN WALK-OUT BASEMENT * 1 CAR GARAGE * CENTRAL AIR CONDITIONING * GREAT NEIGHBORHOOD * VERY CONVENIENT LOCATION

9. 2009-11-20
   soldstatus $55,000 216-char remark

   Show marketing remark (216 chars)

   * BRICK RANCH * COVERED FRONT PORCH * FENCED-IN YARD * WOODED PRIVACY IN REAR * LARGE, OPEN WALK-OUT BASEMENT * 1 CAR GARAGE * CENTRAL AIR CONDITIONING * GREAT NEIGHBORHOOD * VERY CONVENIENT LOCATION

10. 2009-09-04
    listed $55,000 216-char remark

    Show marketing remark (216 chars)

    * BRICK RANCH * COVERED FRONT PORCH * FENCED-IN YARD * WOODED PRIVACY IN REAR * LARGE, OPEN WALK-OUT BASEMENT * 1 CAR GARAGE * CENTRAL AIR CONDITIONING * GREAT NEIGHBORHOOD * VERY CONVENIENT LOCATION

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $1,511 · $126/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 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: $18,305
• − Mortgage interest: −$4,061
• − Property taxes: −$1,511
• − Insurance: −$362
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$2,109
• Taxable income: $7,333
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $6,266/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 — Verona

• Score: 78/100
• State rank: #270
• US rank: #2381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 15,798
• Metro: Pittsburgh, PA
• Population (ZIP): 15,798
• Household income: $66,757
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 511.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -87.47%
• Current HPI: 249.3773
• 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

+31.8% since first listed

10 events — show timeline

• 2025-12-27 Pending — West Penn MLS
• 2025-12-03 Price Changed $72,500 West Penn MLS
• 2025-11-29 Relisted — West Penn MLS
• 2025-11-11 Pending — West Penn MLS
• 2025-11-02 Price Changed $75,000 West Penn MLS
• 2025-10-29 Listed $80,000 West Penn MLS
• 2009-12-02 Sold (Public Records) $55,000 Public Records
• 2009-11-23 Price Changed $53,500 West Penn MLS
• 2009-11-20 Sold (MLS) $55,000 West Penn MLS
• 2009-09-04 Listed $55,000 West Penn MLS

Property tax history

+1.7%/yr

Latest (2026): $1,511 · +0.0% YoY. Source: county tax records.