421 Avenue D · Forest Hills, PA 15221

$94,900

2 bd · 1.0 ba · 912 sqft · Townhouse public records · 76 Days on market

Built 1935 1,851 sqft lot $104/sqft · 32% below area Est $139k · 32% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks at 421 Avenue D, a solid brick townhome in Forest Hills that makes equal sense as a primary residence or an income-producing investment. Whether you're a first-time buyer looking for an affordable path to homeownership or an investor seeking a rental in a welcoming Pittsburgh suburb, this property delivers. Step inside from the covered front porch to a bright, welcoming living room featuring a decorative brick fireplace, ceiling fan, and newer double-pane windows that flood the space with natural light. A separate dining room flows into the kitchen, which opens directly to the back patio, flat, private, and bordered by mature hedges. Beyond the patio, the yard gently slopes up toward the alley, offering outdoor space with potential to add off-street parking, a feature tenants and owners alike appreciate. Upstairs, two generously sized bedrooms, a bright full bath, and a convenient hallway closet complete a functional and comfortable layout. Original wooden doors with vintage hardware add character that today's buyers and renters love. The spacious unfinished basement provides abundant storage space. Lovingly maintained by the same family for many years, this home is ready for its next chapter. Forest Hills is a tight-knit borough tucked between Edgewood and Penn Hills, with easy access to public transportation, Ardmore Boulevard, Edgewood Towne Centre, and the Parkway East. Schedule your showing today!

Key facts

• Built 1935
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.2% in Forest Hills — 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 83/100 on livability (#112 in PA, #873 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $15k; list at $95k implies a 516% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (median comp): $138,605
• List price: $94,900
• Delta: -31.53%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,393
• Equity at exit: $14,150

10-year hold

• IRR: 7.3%
• Equity multiple: 1.58×
• Total profit: $15,342
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$498
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $173

Break-even live

Break-even rent $875

Max offer price $94,900

Occupancy floor 79%

Sensitivity live

Price	-10% $226	-5% $199	+0% $173	+5% $146	+10% $119
Rent	-10% $86	-5% $129	+0% $173	+5% $216	+10% $259
Rate	-1.0pp $220	-0.5pp $197	base $173	+0.5pp $148	+1.0pp $123

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Demmer Ave Unit 2 Pittsburgh, PA	1.0	1.0	750	$725	$0.97	24d	1	0.18mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	0.24mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	3d	1	0.28mi
1310 Brinton Ave Unit 1 Braddock, PA	2.0	1.0	800	$1,000	$1.25	44d	1	0.46mi
17 Sumner Ave Pittsburgh, PA	1.0	1.0	800	$950	$1.19	44d	1	0.46mi
1508 Ridge Ave Unit 3 Braddock, PA	1.0	1.0	850	$680	$0.80	44d	1	0.59mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	44d	1	0.63mi
810 Wood St Unit 1 East Pittsburgh, PA	1.0	1.0	1000	$1,200	$1.20	8d	1	0.85mi
221 Grant St Unit 221-B Turtle Creek, PA	2.0	1.0	756	$775	$1.03	44d	1	1.00mi
173 Churchill Rd Turtle Creek, PA	1.0–2.0	1.0	820	$1,175	$1.43	17d	2	1.03mi
906 Penn Ave Turtle Creek, PA	1.0	1.0	588	$895	$1.52	3d	1	1.04mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	44d	1	1.04mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	44d	1	1.04mi
906 Penn Ave Unit B Turtle Creek, PA	3.0	1.0	820	$1,250	$1.52	24d	1	1.04mi
411 Franklin St Unit 3 East Pittsburgh, PA	1.0	1.0	646	$1,050	$1.63	44d	1	1.05mi
342 Kenyon St Turtle Creek, PA	1.0–2.0	1.0	850	$1,155	$1.36	15d	6	1.08mi
817 Kirkpatrick Ave Unit 8171-A Braddock, PA	2.0	1.0	866	$800	$0.92	44d	1	1.13mi
918 Oak Ave Turtle Creek, PA	1.0	1.0	750	$1,100	$1.47	24d	1	1.20mi
622 Mercer St Unit B Turtle Creek, PA	1.0	1.0	725	$1,300	$1.79	8d	1	1.39mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	13d	1	1.48mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	24d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $94,900 Active 76 DOM
2. 2026-06-17
   days on market $94,900 Active 75 DOM
3. 2026-06-16
   days on market $94,900 Active 74 DOM
4. 2026-06-15
   days on market $94,900 Active 73 DOM
5. 2026-06-13
   days on market $94,900 Active 71 DOM
6. 2026-06-09
   days on market $94,900 Active 67 DOM
7. 2026-06-08
   days on market $94,900 Active 66 DOM
8. 2026-06-07
   days on market $94,900 Active 65 DOM
9. 2026-06-05
   days on market $94,900 Active 62 DOM
10. 2026-06-03
    days on market $94,900 Active 61 DOM
11. 2026-06-02
    days on market $94,900 Active 60 DOM
12. 2026-06-01
    days on market $94,900 Active 59 DOM
13. 2026-05-31
    days on market $94,900 Active 58 DOM
14. 2026-04-03
    listed $94,900 Active 1444-char remark

    Show marketing remark (1444 chars)

    Opportunity knocks at 421 Avenue D, a solid brick townhome in Forest Hills that makes equal sense as a primary residence or an income-producing investment. Whether you're a first-time buyer looking for an affordable path to homeownership or an investor seeking a rental in a welcoming Pittsburgh suburb, this property delivers. Step inside from the covered front porch to a bright, welcoming living room featuring a decorative brick fireplace, ceiling fan, and newer double-pane windows that flood the space with natural light. A separate dining room flows into the kitchen, which opens directly to the back patio, flat, private, and bordered by mature hedges. Beyond the patio, the yard gently slopes up toward the alley, offering outdoor space with potential to add off-street parking, a feature tenants and owners alike appreciate. Upstairs, two generously sized bedrooms, a bright full bath, and a convenient hallway closet complete a functional and comfortable layout. Original wooden doors with vintage hardware add character that today's buyers and renters love. The spacious unfinished basement provides abundant storage space. Lovingly maintained by the same family for many years, this home is ready for its next chapter. Forest Hills is a tight-knit borough tucked between Edgewood and Penn Hills, with easy access to public transportation, Ardmore Boulevard, Edgewood Towne Centre, and the Parkway East. Schedule your showing today!

15. 2025-12-14
    status Active 965-char remark

    Show marketing remark (965 chars)

    This timeless brick townhome in Forest Hills is ready to welcome its next owners. A covered front porch leads into the inviting living room, filled with natural light from newer double-pane windows throughout and featuring a decorative brick fireplace and ceiling fan. A separate dining room with ceiling fan flows into the kitchen, which opens directly to the back patio—flat and private with hedge-lined borders. Beyond the patio, a large yard extends to the alley, offering space to enjoy outdoors and potential for adding off-street parking. Upstairs, two generously sized bedrooms, including one with a ceiling fan, a crisp and bright bath, and a convenient hallway closet complete the layout. The spacious unfinished basement provides abundant storage and laundry hookups. Original wooden doors with vintage hardware preserve the home’s character. With great rent potential, this home has been lovingly cared for by the same family for many years.

16. 2025-11-23
    historical 965-char remark

    Show marketing remark (965 chars)

    This timeless brick townhome in Forest Hills is ready to welcome its next owners. A covered front porch leads into the inviting living room, filled with natural light from newer double-pane windows throughout and featuring a decorative brick fireplace and ceiling fan. A separate dining room with ceiling fan flows into the kitchen, which opens directly to the back patio—flat and private with hedge-lined borders. Beyond the patio, a large yard extends to the alley, offering space to enjoy outdoors and potential for adding off-street parking. Upstairs, two generously sized bedrooms, including one with a ceiling fan, a crisp and bright bath, and a convenient hallway closet complete the layout. The spacious unfinished basement provides abundant storage and laundry hookups. Original wooden doors with vintage hardware preserve the home’s character. With great rent potential, this home has been lovingly cared for by the same family for many years.

17. 2025-11-15
    status Active 965-char remark

    Show marketing remark (965 chars)

    This timeless brick townhome in Forest Hills is ready to welcome its next owners. A covered front porch leads into the inviting living room, filled with natural light from newer double-pane windows throughout and featuring a decorative brick fireplace and ceiling fan. A separate dining room with ceiling fan flows into the kitchen, which opens directly to the back patio—flat and private with hedge-lined borders. Beyond the patio, a large yard extends to the alley, offering space to enjoy outdoors and potential for adding off-street parking. Upstairs, two generously sized bedrooms, including one with a ceiling fan, a crisp and bright bath, and a convenient hallway closet complete the layout. The spacious unfinished basement provides abundant storage and laundry hookups. Original wooden doors with vintage hardware preserve the home’s character. With great rent potential, this home has been lovingly cared for by the same family for many years.

18. 2025-11-07
    historical Contingent 965-char remark

    Show marketing remark (965 chars)

    This timeless brick townhome in Forest Hills is ready to welcome its next owners. A covered front porch leads into the inviting living room, filled with natural light from newer double-pane windows throughout and featuring a decorative brick fireplace and ceiling fan. A separate dining room with ceiling fan flows into the kitchen, which opens directly to the back patio—flat and private with hedge-lined borders. Beyond the patio, a large yard extends to the alley, offering space to enjoy outdoors and potential for adding off-street parking. Upstairs, two generously sized bedrooms, including one with a ceiling fan, a crisp and bright bath, and a convenient hallway closet complete the layout. The spacious unfinished basement provides abundant storage and laundry hookups. Original wooden doors with vintage hardware preserve the home’s character. With great rent potential, this home has been lovingly cared for by the same family for many years.

19. 2025-10-23
    price $95,000 965-char remark

    Show marketing remark (965 chars)

    This timeless brick townhome in Forest Hills is ready to welcome its next owners. A covered front porch leads into the inviting living room, filled with natural light from newer double-pane windows throughout and featuring a decorative brick fireplace and ceiling fan. A separate dining room with ceiling fan flows into the kitchen, which opens directly to the back patio—flat and private with hedge-lined borders. Beyond the patio, a large yard extends to the alley, offering space to enjoy outdoors and potential for adding off-street parking. Upstairs, two generously sized bedrooms, including one with a ceiling fan, a crisp and bright bath, and a convenient hallway closet complete the layout. The spacious unfinished basement provides abundant storage and laundry hookups. Original wooden doors with vintage hardware preserve the home’s character. With great rent potential, this home has been lovingly cared for by the same family for many years.

20. 2025-09-30
    listed $100,000 Active 965-char remark

    Show marketing remark (965 chars)

    This timeless brick townhome in Forest Hills is ready to welcome its next owners. A covered front porch leads into the inviting living room, filled with natural light from newer double-pane windows throughout and featuring a decorative brick fireplace and ceiling fan. A separate dining room with ceiling fan flows into the kitchen, which opens directly to the back patio—flat and private with hedge-lined borders. Beyond the patio, a large yard extends to the alley, offering space to enjoy outdoors and potential for adding off-street parking. Upstairs, two generously sized bedrooms, including one with a ceiling fan, a crisp and bright bath, and a convenient hallway closet complete the layout. The spacious unfinished basement provides abundant storage and laundry hookups. Original wooden doors with vintage hardware preserve the home’s character. With great rent potential, this home has been lovingly cared for by the same family for many years.

21. 1975-08-25
    soldstatus $15,400

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/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 ≥97°F today · 19 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: $13,127
• − Mortgage interest: −$5,316
• − Property taxes: −$1,853
• − Insurance: −$474
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,761
• Taxable income: $623
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $1,922/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Forest Hills

• Score: 83/100
• State rank: #112
• US rank: #873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Hills, PA
• County: Allegheny County · 1,022,028 people
• 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

+516.2% since first listed

8 events — show timeline

• 2026-04-03 Listed $94,900 West Penn MLS
• 2025-12-14 Relisted — West Penn MLS
• 2025-11-23 Delisted — West Penn MLS
• 2025-11-15 Relisted — West Penn MLS
• 2025-11-07 Contingent — West Penn MLS
• 2025-10-23 Price Changed $95,000 West Penn MLS
• 2025-09-30 Listed $100,000 West Penn MLS
• 1975-08-25 Sold (Public Records) $15,400 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,853 · +5.6% YoY. Source: county tax records.