254 Cline St · Forest Hills, PA 15112

$129,900

2 bd · 2.0 ba · 1,878 sqft · SingleFamily public records · 8 Days on market

Built 1935 0.97 ac lot Est $248k · 48% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.2/10.0
• Appreciation +5.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

A place to call your own! Located on a quiet , no-outlet street and surrounded by woods and nature this 2-3 bedroom home will surprise you with the large amount of space and generous room sizes. The family chef will appreciate the pretty oak cabinetry in the fully equipped kitchen with lots of counter space and the crisp, ceramic floor. Enjoy informal meals in the vaulted breakfast area then step to the covered side porch for coffee and conversation. The oversized living room, 20x13 plus an added 12x10 is large enough for all your needs. The main floor also provides a nice sized bedroom and full bath. Rest easy in the second floor master suite (26x21) with 2 large closets and separate sitting room (16x13) or could be your home office or a third bedroom. The master bath is quite large and offers double vanity. Let your car rest easy too in the one car garage-no cleaning snow this year!Large level side yard for pets or play! Close to shopping , schools and the parkway!

Key facts

• Flexible floor plan
• Walk-in closets
• Full basement

Tags

• WALK-IN CLOSETS
• FLEXIBLE FLOOR PLAN
• FULL BASEMENT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.0% 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: 14 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($898 loan paydown + $1k appreciation (0.9% local appreciation)).
• At projected returns (0.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $72k; list at $130k implies a 79% 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 $129,900

Questions for the listing agent

1. Built in 1935 — 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 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?
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: 1.22% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $247,896
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Pacific Ave	0.66mi	3/2.5 (+1)	1,848 (-2%)	2mo	$306,000	$166	58
175 Curry St	0.57mi	3/2.0 (+1)	1,809 (-4%)	13mo	$239,000	$132	51
634 Mortimer Ave	0.38mi	3/1.5 (+1)	1,630 (-13%)	12mo	$130,000	$80	43
711 Larimer Ave	0.65mi	3/1.5 (+1)	2,072 (+10%)	7mo	$120,000	$58	40
138 Rockwood Ave	0.71mi	2/1.5	1,634 (-13%)	10mo	$135,000	$83	35
116 Tynewood Dr	0.59mi	3/2.5 (+1)	1,636 (-13%)	13mo	$275,000	$168	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.57×
• Total profit: $20,899
• Equity at exit: $44,034

10-year hold

• IRR: 15.1%
• Equity multiple: 2.83×
• Total profit: $66,565
• Equity at exit: $58,277

Cash invested: $36,372 (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 15112

• Home prices YoY: 0.5%
• Active inventory: 14
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $294

Break-even live

Break-even rent $1,215

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $367	-5% $330	+0% $294	+5% $257	+10% $220
Rent	-10% $168	-5% $231	+0% $294	+5% $356	+10% $419
Rate	-1.0pp $359	-0.5pp $327	base $294	+0.5pp $260	+1.0pp $226

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	5d	1	0.29mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	44d	1	1.13mi
1100 Penn Center Blvd Pittsburgh, PA	2.0	1.0–2.0	1203	$2,199	$1.83	2d	17	1.25mi

Listing history 16 events

1. 2026-03-11
   status Pending
2. 2026-03-03
   listed $129,900 Active
3. 2020-11-23
   soldstatus $72,500 Closed 982-char remark

   Show marketing remark (982 chars)

   A place to call your own! Located on a quiet , no-outlet street and surrounded by woods and nature this 2-3 bedroom home will surprise you with the large amount of space and generous room sizes. The family chef will appreciate the pretty oak cabinetry in the fully equipped kitchen with lots of counter space and the crisp, ceramic floor. Enjoy informal meals in the vaulted breakfast area then step to the covered side porch for coffee and conversation. The oversized living room, 20x13 plus an added 12x10 is large enough for all your needs. The main floor also provides a nice sized bedroom and full bath. Rest easy in the second floor master suite (26x21) with 2 large closets and separate sitting room (16x13) or could be your home office or a third bedroom. The master bath is quite large and offers double vanity. Let your car rest easy too in the one car garage-no cleaning snow this year!Large level side yard for pets or play! Close to shopping , schools and the parkway!

4. 2020-10-26
   historical Contingent 982-char remark

   Show marketing remark (982 chars)

   A place to call your own! Located on a quiet , no-outlet street and surrounded by woods and nature this 2-3 bedroom home will surprise you with the large amount of space and generous room sizes. The family chef will appreciate the pretty oak cabinetry in the fully equipped kitchen with lots of counter space and the crisp, ceramic floor. Enjoy informal meals in the vaulted breakfast area then step to the covered side porch for coffee and conversation. The oversized living room, 20x13 plus an added 12x10 is large enough for all your needs. The main floor also provides a nice sized bedroom and full bath. Rest easy in the second floor master suite (26x21) with 2 large closets and separate sitting room (16x13) or could be your home office or a third bedroom. The master bath is quite large and offers double vanity. Let your car rest easy too in the one car garage-no cleaning snow this year!Large level side yard for pets or play! Close to shopping , schools and the parkway!

5. 2020-10-11
   listed $69,900 Active 982-char remark

   Show marketing remark (982 chars)

   A place to call your own! Located on a quiet , no-outlet street and surrounded by woods and nature this 2-3 bedroom home will surprise you with the large amount of space and generous room sizes. The family chef will appreciate the pretty oak cabinetry in the fully equipped kitchen with lots of counter space and the crisp, ceramic floor. Enjoy informal meals in the vaulted breakfast area then step to the covered side porch for coffee and conversation. The oversized living room, 20x13 plus an added 12x10 is large enough for all your needs. The main floor also provides a nice sized bedroom and full bath. Rest easy in the second floor master suite (26x21) with 2 large closets and separate sitting room (16x13) or could be your home office or a third bedroom. The master bath is quite large and offers double vanity. Let your car rest easy too in the one car garage-no cleaning snow this year!Large level side yard for pets or play! Close to shopping , schools and the parkway!

6. 2020-10-09
   status Active 222-char remark

   Show marketing remark (222 chars)

   Fantastic home situated on a tree lined lot with mature trees and landscape. Bright open floor plan, large rooms and a fantastic master suite and bath. Come see and experience the country feel and setting that is 254 Cline

7. 2020-09-26
   historical Contingent 222-char remark

   Show marketing remark (222 chars)

   Fantastic home situated on a tree lined lot with mature trees and landscape. Bright open floor plan, large rooms and a fantastic master suite and bath. Come see and experience the country feel and setting that is 254 Cline

8. 2020-09-12
   listed $69,900 Active 222-char remark

   Show marketing remark (222 chars)

   Fantastic home situated on a tree lined lot with mature trees and landscape. Bright open floor plan, large rooms and a fantastic master suite and bath. Come see and experience the country feel and setting that is 254 Cline

9. 2019-08-30
   historical Withdrawn
10. 2019-08-07
    price $59,900
11. 2019-06-24
    price $76,500
12. 2019-05-21
    price $69,900
13. 2019-03-20
    price $79,900
14. 2019-02-01
    price $88,900
15. 2018-11-26
    listed $89,900 Active
16. 1984-01-12
    soldstatus $35,500

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 ≥97°F today · 18 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: $19,038
• − Mortgage interest: −$7,276
• − Property taxes: −$2,692
• − Insurance: −$650
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$3,779
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,141/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

• Population (ZIP): 3,345

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% 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: ▲ 0.95%
• Current HPI: 176.5537
• Rent YoY: —
• Metro: —
• 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

+265.9% since first listed

16 events — show timeline

• 2026-03-11 Pending — West Penn MLS
• 2026-03-03 Listed $129,900 West Penn MLS
• 2020-11-23 Sold (MLS) $72,500 West Penn MLS
• 2020-10-26 Contingent — West Penn MLS
• 2020-10-11 Listed $69,900 West Penn MLS
• 2020-10-09 Relisted — West Penn MLS
• 2020-09-26 Contingent — West Penn MLS
• 2020-09-12 Listed $69,900 West Penn MLS
• 2019-08-30 Delisted — West Penn MLS
• 2019-08-07 Price Changed $59,900 West Penn MLS
• 2019-06-24 Price Changed $76,500 West Penn MLS
• 2019-05-21 Price Changed $69,900 West Penn MLS
• 2019-03-20 Price Changed $79,900 West Penn MLS
• 2019-02-01 Price Changed $88,900 West Penn MLS
• 2018-11-26 Listed $89,900 West Penn MLS
• 1984-01-12 Sold (Public Records) $35,500 Public Records

Property tax history

+4.7%/yr

Latest (2026): $2,692 · +4.6% YoY. Source: county tax records.