606 E 17th Ave · Munhall, PA 15120

$69,900

2 bd · 1.0 ba · 1,156 sqft · Townhouse public records · 100 Days on market

Built 1900 1,838 sqft lot $60/sqft · 49% below area Est $137k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 606 E 17th Ave! Enter from the covered front porch to the large living room with tons of natural light. Formal dining room with great storage and space for entertaining. Kitchen has plenty of cabinets and ample counter space. Covered back patio and yard accessed by the kitchen. Upper level consists of two bedrooms and full updated bath. Close to shopping and transportation. Minutes to The Waterfront and 376 access to Downtown and Oakland.

Key facts

• Covered front porch
• Ample counter space
• Formal dining room

Tags

• COVERED FRONT PORCH
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• AMPLE COUNTER SPACE
• COVERED BACK PATIO
• UPDATED BATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 6.8% in Munhall — 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 78/100 on livability (#308 in PA, #2,734 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 93 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 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 $13k; list at $70k implies a 438% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.93% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.83%
• DSCR: 2.68
• GRM: 4.3

CMA / ARV

• ARV (median comp): $136,539
• List price: $69,900
• Delta: -48.81%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 E 17th Ave	0.00mi	2/1.0	1,156 (0%)	2mo	$67,500	$58	98
611 E 17th Ave	0.03mi	2/1.0	1,156 (0%)	10mo	$32,000	$28	91
617 E 19th Ave	0.10mi	2/2.0	1,167 (+1%)	9mo	$114,900	$98	82
623 E 18th Ave	0.04mi	2/1.0	1,156 (0%)	23mo	$94,000	$81	79
712 E 18th Ave	0.08mi	3/2.0 (+1)	1,198 (+4%)	7mo	$195,000	$163	75
320 E 17th St	0.03mi	2/1.0	1,100 (-5%)	20mo	$52,000	$47	74

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.50×
• Total profit: $29,421
• Equity at exit: $10,422

10-year hold

• IRR: 42.3%
• Equity multiple: 5.21×
• Total profit: $82,318
• Equity at exit: $6,044

Cash invested: $19,572 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 93
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $617

Break-even live

Break-even rent $569

Max offer price $69,900

Occupancy floor 49%

Sensitivity live

Price	-10% $657	-5% $637	+0% $617	+5% $597	+10% $577
Rent	-10% $510	-5% $564	+0% $617	+5% $670	+10% $724
Rate	-1.0pp $652	-0.5pp $635	base $617	+0.5pp $599	+1.0pp $580

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	0.05mi
1900 Maple St Unit 4 Homestead, PA	1.0	1.0	1200	$1,400	$1.17	24d	1	0.22mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	0.38mi
2104 West St Unit 2R Munhall, PA	1.0	1.0	825	$950	$1.15	15d	1	0.38mi
2104 West St Unit 2F Munhall, PA	1.0	1.0	800	$940	$1.18	15d	1	0.38mi
519 E 9th Ave Fl 1 Homestead, PA	1.0	1.0	900	$995	$1.11	11d	1	0.41mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	0.46mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	17d	1	0.49mi
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	17d	1	0.49mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	0.51mi
810 Amity St Unit 2 Homestead, PA	2.0	1.0	800	$995	$1.24	13d	1	0.56mi
811 West St Apt 1B Homestead, PA	1.0	1.0	750	$1,250	$1.67	44d	1	0.59mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	44d	1	0.88mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	24d	1	1.05mi
3705 Botsford St Apt 2 Munhall, PA	3.0	1.0	1000	$1,195	$1.20	44d	1	1.29mi
7122 Harrison Ave Unit 1 Pittsburgh, PA	1.0	1.0	820	$1,100	$1.34	18d	1	1.35mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	1.36mi

Listing history 18 events

1. 2026-06-21
   days on market $69,900 Active 100 DOM
2. 2026-06-18
   days on market $69,900 Active 97 DOM
3. 2026-06-17
   days on market $69,900 Active 96 DOM
4. 2026-06-16
   days on market $69,900 Active 95 DOM
5. 2026-06-15
   days on market $69,900 Active 94 DOM
6. 2026-06-13
   days on market $69,900 Active 92 DOM
7. 2026-06-09
   days on market $69,900 Active 88 DOM
8. 2026-06-08
   days on market $69,900 Active 87 DOM
9. 2026-06-07
   days on market $69,900 Active 86 DOM
10. 2026-06-05
    days on market $69,900 Active 83 DOM
11. 2026-06-03
    days on market $69,900 Active 82 DOM
12. 2026-06-02
    days on market $69,900 Active 81 DOM
13. 2026-06-01
    days on market $69,900 Active 80 DOM
14. 2026-05-31
    days on market $69,900 Active 79 DOM
15. 2026-04-07
    status Active 453-char remark

    Show marketing remark (453 chars)

    Welcome to 606 E 17th Ave! Enter from the covered front porch to the large living room with tons of natural light. Formal dining room with great storage and space for entertaining. Kitchen has plenty of cabinets and ample counter space. Covered back patio and yard accessed by the kitchen. Upper level consists of two bedrooms and full updated bath. Close to shopping and transportation. Minutes to The Waterfront and 376 access to Downtown and Oakland.

16. 2026-03-30
    historical Contingent 453-char remark

    Show marketing remark (453 chars)

    Welcome to 606 E 17th Ave! Enter from the covered front porch to the large living room with tons of natural light. Formal dining room with great storage and space for entertaining. Kitchen has plenty of cabinets and ample counter space. Covered back patio and yard accessed by the kitchen. Upper level consists of two bedrooms and full updated bath. Close to shopping and transportation. Minutes to The Waterfront and 376 access to Downtown and Oakland.

17. 2026-03-13
    listed $69,900 Active 453-char remark

    Show marketing remark (453 chars)

    Welcome to 606 E 17th Ave! Enter from the covered front porch to the large living room with tons of natural light. Formal dining room with great storage and space for entertaining. Kitchen has plenty of cabinets and ample counter space. Covered back patio and yard accessed by the kitchen. Upper level consists of two bedrooms and full updated bath. Close to shopping and transportation. Minutes to The Waterfront and 376 access to Downtown and Oakland.

18. 1992-12-04
    soldstatus $13,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $877 · $73/mo
• Expected delta: +$227/yr (+$19/mo · 34.9%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,205
• − Mortgage interest: −$3,915
• − Property taxes: −$650
• − Insurance: −$350
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,033
• Taxable income: $6,663
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $5,804/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Munhall

• Score: 78/100
• State rank: #308
• US rank: #2734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munhall, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,029
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+437.7% since first listed

4 events — show timeline

• 2026-04-07 Relisted — West Penn MLS
• 2026-03-30 Contingent — West Penn MLS
• 2026-03-13 Listed $69,900 West Penn MLS
• 1992-12-04 Sold (Public Records) $13,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $650 · +3.9% YoY. Source: county tax records.