2143 Sampson · Penn Hills, PA 15235

$150,000

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 30 Days on market

Built 1927 4,094 sqft lot Est $121k · 24% over

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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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1 full bathroom home located in Penn Hills! Featuring beautiful wood floors throughout, this property offers a warm and inviting layout perfect for comfortable living. This home sits on a large yard with plenty of outdoor space for entertaining, gardening, or family activities, along with a spacious driveway that provides ample parking. With a little TLC, this home has incredible potential and is ideal for an investor looking to add to their portfolio or a small to moderate-sized family seeking an affordable place to make their own. Conveniently located near shopping, schools, and major roadways, this is a great opportunity you won’t want to miss!

Key facts

• Wood floors
• Large yard
• Outdoor space

Tags

• WOOD FLOORS
• LARGE YARD
• OUTDOOR SPACE
• SPACIOUS DRIVEWAY
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Off-street parking; Space for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story; Resale property
• Construction: Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating
• Interior features: Carpet flooring; Hardwood flooring; Full basement with walk-out access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $114 ($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 $141k (5.8% below list).
• Recommended offer: $141k (5.8% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $150k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,265 (5.8% below list)

Questions for the listing agent

1. Built in 1927 — 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. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $120,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9611 Emerson St	0.28mi	3/1.0 (+1)	1,120 (+6%)	1mo	$75,000	$67	72
361 Orin St	0.40mi	3/1.0 (+1)	1,100 (+4%)	0mo	$125,500	$114	70
35 Verona Rd	0.38mi	2/1.0	1,122 (+6%)	5mo	$24,900	$22	68
108 Lavern St	0.18mi	3/1.5 (+1)	1,176 (+11%)	4mo	$175,000	$149	63
139 Howard St	0.29mi	3/1.0 (+1)	1,160 (+9%)	5mo	$105,000	$91	62
2036 Sampson St	0.13mi	3/2.0 (+1)	1,218 (+15%)	1mo	$162,000	$133	59
1938 Laketon Rd	0.67mi	2/1.0	968 (-9%)	2mo	$17,504	$18	53
614 Churchill Ave	0.59mi	3/2.0 (+1)	1,100 (+4%)	5mo	$174,500	$159	53
2070 Boggs Ave	0.75mi	2/2.0	1,144 (+8%)	3mo	$140,000	$122	45
310 Mccutcheon Ln	0.66mi	3/2.0 (+1)	1,163 (+10%)	5mo	$70,000	$60	40
502 Bon Air Rd	0.60mi	3/2.0 (+1)	922 (-13%)	2mo	$129,000	$140	39
23 Frankwood Rd	0.71mi	3/1.0 (+1)	1,218 (+15%)	6mo	$105,000	$86	32

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: -6.2%
• Equity multiple: 0.76×
• Total profit: $-10,136
• Equity at exit: $22,365

10-year hold

• IRR: 8.2%
• Equity multiple: 1.75×
• Total profit: $31,658
• 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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$787
• Tax from tax record: −$153 /mo · $1,830/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $114

Break-even live

Break-even rent $1,268

Max offer price $150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $199	-5% $157	+0% $114	+5% $72	+10% $29
Rent	-10% $3	-5% $59	+0% $114	+5% $170	+10% $226
Rate	-1.0pp $190	-0.5pp $153	base $114	+0.5pp $75	+1.0pp $36

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.29mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	15d	1	0.43mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	15d	1	0.52mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	8d	1	0.53mi
716 Southern Ave Unit B Penn Hills Township, PA	1.0	1.0	999	$950	$0.95	44d	1	0.54mi
716 Southern Ave Penn Hills, PA	1.0	1.0	999	$950	$0.95	15d	1	0.54mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	44d	1	0.55mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	0.59mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	44d	1	0.63mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	13d	1	0.69mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	44d	1	0.76mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	24d	1	0.76mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	24d	1	0.78mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	0.96mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	8d	2	0.97mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	44d	1	1.03mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	44d	1	1.08mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	15d	1	1.11mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	17d	1	1.11mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	3d	1	1.12mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	24d	1	1.18mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	1.18mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	44d	1	1.20mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	2d	1	1.23mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	1.23mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	1.24mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	8d	1	1.25mi
209 Briarwood Dr Pittsburgh, PA	3.0	2.0	1080	$1,500	$1.39	24d	1	1.47mi
220 Briarwood Dr Pittsburgh, PA	3.0	1.0	869	$1,465	$1.69	15d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 30 DOM
2. 2026-06-17
   days on market $150,000 Active 29 DOM
3. 2026-06-16
   days on market $150,000 Active 28 DOM
4. 2026-06-15
   days on market $150,000 Active 27 DOM
5. 2026-06-13
   days on market $150,000 Active 25 DOM
6. 2026-06-13
   days on market $150,000 Active 24 DOM
7. 2026-06-09
   days on market $150,000 Active 21 DOM
8. 2026-06-08
   days on market $150,000 Active 20 DOM
9. 2026-06-07
   days on market $150,000 Active 19 DOM
10. 2026-06-05
    days on market $150,000 Active 16 DOM
11. 2026-06-03
    days on market $150,000 Active 15 DOM
12. 2026-06-02
    days on market $150,000 Active 14 DOM
13. 2026-06-01
    days on market $150,000 Active 13 DOM
14. 2026-05-31
    days on market $150,000 Active 12 DOM
15. 2026-05-19
    listed $150,000 Active
16. 2016-12-30
    soldstatus $46,805
17. 2015-11-16
    soldstatus $37,000
18. 1991-10-03
    soldstatus $22,000

ⓘ 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: $1,830 · $153/mo
• Projected year-2 tax: $2,100 · $175/mo
• Expected delta: +$270/yr (+$22/mo · 14.7%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,952
• − Mortgage interest: −$8,402
• − Property taxes: −$1,830
• − Insurance: −$750
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$4,364
• Taxable loss: −$1,107
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,638/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

+581.8% since first listed

4 events — show timeline

• 2026-05-19 Listed $150,000 West Penn MLS
• 2016-12-30 Sold (Public Records) $46,805 Public Records
• 2015-11-16 Sold (Public Records) $37,000 Public Records
• 1991-10-03 Sold (Public Records) $22,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,830 · +0.0% YoY. Source: county tax records.