1345 Washington Pike · Heidelberg, PA 15017

$175,000

4 bd · 1.5 ba · 1,575 sqft · SingleFamily public records · 8 Days on market

Built 1928 8,232 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOTALLY REDONE! 30 YEAR ROOF+LOW-e MULTI PANE WINDOWS+FURNACE+ELECTRIC SERVICE+HOT WATER TANK ALL IN 2009!, NEW SANDLEWOOD KITCHEN w/ NEW STAINLESS APPLIANCES, NEW BATH, 11' MUDROOM, RECESSED LIGHTING, CROWN MOLDING, BILT-INS, 23' ENCLOSED FRONT PORCH, EXPOSED HW FLOORS THRU-OUT, LEVEL REAR YARD

Key facts

• Level backyard
• Fire pit
• Conveniently located

Tags

• ORIGINAL HARDWOOD FLOORS
• LEVEL BACKYARD
• FIRE PIT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Built-in parking; Garage door opener; Attached garage (1 parking space total)
• Utilities: Public water; Public sewer
• Home design: 3 stories; Resale property
• Construction: Frame construction; Composition roof; Home warranty included; Full basement with walk-up access
• Exterior features: Public transportation access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Some gas appliances
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Multi-pane windows; Pantry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.0% vs local median 3.2% in Heidelberg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#158 in PA, #1,307 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, commute F.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $98k; list at $175k implies a 79% 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 $175,000

Questions for the listing agent

1. Built in 1928 — 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. 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: 1.09% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $393,750
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1721 Main St	0.27mi	3/2.0 (-1)	1,400 (-11%)	13mo	$230,000	$164	51
150 Kane Blvd	0.45mi	3/3.0 (-1)	1,497 (-5%)	13mo	$276,900	$185	49
2052 Sunnydale Rd	0.60mi	3/2.0 (-1)	1,416 (-10%)	13mo	$269,000	$190	37
755 Marigold Ct	0.57mi	3/2.5 (-1)	1,803 (+14%)	5mo	$456,650	$253	36
2035 Spring Hill Rd	0.70mi	3/2.0 (-1)	1,400 (-11%)	10mo	$350,000	$250	33
1208 N Gray Ave	0.46mi	3/3.0 (-1)	1,372 (-13%)	23mo	$350,000	$255	27

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-12,383
• Equity at exit: $26,093

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,936
• Equity at exit: $15,131

Cash invested: $49,000 (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 15017

• Home prices YoY: -31.8%
• Active inventory: 70
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$260 /mo · $3,124/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $250

Break-even live

Break-even rent $1,584

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $349	-5% $299	+0% $250	+5% $200	+10% $151
Rent	-10% $100	-5% $175	+0% $250	+5% $325	+10% $400
Rate	-1.0pp $338	-0.5pp $294	base $250	+0.5pp $205	+1.0pp $158

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Tee Ct Presto, PA	1.0–3.0	1.0–2.0	981	$2,128	$2.17	2d	9	1.09mi
182 Liberty St Bridgeville, PA	3.0	2.0	1200	$1,550	$1.29	44d	1	1.23mi
1170 Bower Hill Rd Pittsburgh, PA	1.0–3.0	1.0–2.0	1012	$1,850	$1.83	3d	1	1.30mi

Listing history 6 events

1. 2026-06-21
   days on market $175,000 Active 8 DOM
2. 2026-06-18
   days on market $175,000 Active 5 DOM
3. 2026-06-17
   days on market $175,000 Active 4 DOM
4. 2026-06-16
   days on market $175,000 Active 3 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $175,000 Active 2 DOM

ⓘ 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: $3,124 · $260/mo
• Projected year-2 tax: $3,124 · $260/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 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,799
• − Mortgage interest: −$9,803
• − Property taxes: −$3,124
• − Insurance: −$875
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,091
• Taxable income: $258
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,937/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: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Heidelberg

• Score: 81/100
• State rank: #158
• US rank: #1307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 17,782
• Household income: $86,937
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 454.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Chinese 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: ▼ -118.46%
• Current HPI: 254.0465
• 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

+348.7% since first listed

7 events — show timeline

• 2026-06-07 Listed $175,000 West Penn MLS
• 2009-09-29 Sold (Public Records) $98,000 Public Records
• 2009-08-27 Price Changed $99,900 West Penn MLS
• 2009-08-27 Sold (MLS) $98,000 West Penn MLS
• 2009-02-13 Listed $98,000 West Penn MLS
• 2008-11-06 Sold (MLS) $45,000 West Penn MLS
• 2008-09-18 Listed $39,000 West Penn MLS

Property tax history

+2.7%/yr

Latest (2026): $3,124 · +4.3% YoY. Source: county tax records.