429 Woodrift Ln · Pleasant Hills, PA 15236

$165,000

3 bd · 1.0 ba · 1,091 sqft · SingleFamily public records · 41 Days on market

Built 1956 9,583 sqft lot $151/sqft · 38% below area Est $267k · 38% under ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 429 Woodrift Lane! This inviting three-bedroom, one bath ranch-style home is situated on a peaceful street in Pleasant Hills. With some TLC, this home can truly become a gem. Highlighted features include spacious rooms, hardwood floors throughout the main level, and a charming patio adjoining the dining area—perfect for outdoor meals or relaxation. The fenced-in, level yard provides a secure space for kids and pets. Convenience is at your doorstep, with shopping and great dining options just a short distance away, alongside quick access to Lebanon Church Road and Route 51. Please note, this property is being sold AS IS, WHERE IS.

Key facts

• Hardwood flooring
• Natural light
• Fenced in rear yard

Tags

• ONE LEVEL LIVING
• HARDWOOD FLOORING
• NATURAL LIGHT
• SIDE PORCH
• FENCED IN REAR YARD
• WALKING DISTANCE TO THE PARK

Property features AI

Exterior

• Parking: Attached built-in garage (1 parking space)
• Home design: One-story brick home; Resale property
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 56 x 151; 0.22-acre lot

Interior

• Kitchen: Kitchen (Main level) — 13 x 8
• Bedrooms: Bedroom (Main level) — 9 x 8; Bedroom (Main level) — 12 x 9; Bedroom (Main level) — 14 x 10
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood flooring; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (17.3% below list).
• Recommended offer: $133k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.4% in Pleasant 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 84/100 on livability (#99 in PA, #718 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities D+.
• West Jefferson Hills SD (suburban): math 48% / reading 73% proficiency, ranked #60 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Mcclellan El Sch (383 students, 27% FRL); Pleasant Hills Ms (math 28% / reading 73%, grade C, #125 of 512 statewide, top 25%, 798 students, 27% FRL); Thomas Jefferson Hs (math 80%, 949 students, 19% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 115 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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

• It's been on market 41 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,632 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 10.1

CMA / ARV

• ARV (median comp): $266,966
• List price: $165,000
• Delta: -38.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Torwood Ln	0.15mi	3/2.0	1,010 (-7%)	1mo	$275,000	$272	76
411 Temona Dr	0.20mi	3/1.5	1,021 (-6%)	11mo	$239,000	$234	68
324 Tassel Ln	0.19mi	3/1.5	1,225 (+12%)	5mo	$275,000	$224	64
550 Brushglen Ln	0.18mi	2/1.5 (-1)	950 (-13%)	11mo	$261,000	$275	54
398 Broadway	0.45mi	3/1.0	1,132 (+4%)	24mo	$200,000	$177	53
448 Temona Dr	0.13mi	2/2.0 (-1)	1,201 (+10%)	23mo	$207,000	$172	49
627 Arbor Ln	0.48mi	3/2.0	1,000 (-8%)	19mo	$255,000	$255	44

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.25×
• Total profit: $-34,450
• Equity at exit: $24,602

10-year hold

• IRR: -8.6%
• Equity multiple: 0.40×
• Total profit: $-27,874
• Equity at exit: $14,266

Cash invested: $46,200 (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 15236

• Rents YoY: 5.7%
• Active inventory: 115
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$865
• Tax from tax record: −$327 /mo · $3,919/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-183

Break-even live

Break-even rent $1,596

Max offer price $132,632

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-137	+0% $-183	+5% $-230	+10% $-277
Rent	-10% $-291	-5% $-237	+0% $-183	+5% $-129	+10% $-75
Rate	-1.0pp $-100	-0.5pp $-141	base $-183	+0.5pp $-226	+1.0pp $-269

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Garden Gate Dr Pittsburgh, PA	1.0–2.0	1.0	761	$1,400	$1.84	3d	2	0.78mi
1250 Village Green Dr Clairton, PA	2.0	1.0	1045	$1,604	$1.53	3d	14	0.89mi
5833 Curry Rd Apt 1 Pittsburgh, PA	2.0	1.0	950	$875	$0.92	9d	1	0.94mi
5492 Youngridge Dr Pittsburgh, PA	3.0	1.0	591	$1,259	$2.13	3d	45	0.99mi
3 Marhoefer Dr Pleasant Hills, PA	3.0	1.0	910	$1,100	$1.21	45d	1	1.03mi
5375 Overland Trl Pittsburgh, PA	2.0	2.0	1350	$1,795	$1.33	19d	1	1.25mi
117 Norman Dr Pittsburgh, PA	3.0	1.0	1134	$1,400	$1.23	25d	1	1.34mi

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 41 DOM
2. 2026-06-18
   days on market $165,000 Active 38 DOM
3. 2026-06-17
   days on market $165,000 Active 37 DOM
4. 2026-06-16
   days on market $165,000 Active 36 DOM
5. 2026-06-15
   days on market $165,000 Active 35 DOM
6. 2026-06-13
   days on market $165,000 Active 33 DOM
7. 2026-06-13
   days on market $165,000 Active 32 DOM
8. 2026-06-09
   days on market $165,000 Active 29 DOM
9. 2026-06-08
   days on market $165,000 Active 28 DOM
10. 2026-06-07
    days on market $165,000 Active 27 DOM
11. 2026-06-05
    days on market $165,000 Active 24 DOM
12. 2026-06-03
    days on market $165,000 Active 23 DOM
13. 2026-06-02
    days on market $165,000 Active 22 DOM
14. 2026-06-01
    days on market $165,000 Active 21 DOM
15. 2026-05-31
    days on market $165,000 Active 20 DOM
16. 2026-05-11
    listed $165,000 Active 524-char remark
17. 2025-04-10
    status Active 654-char remark

    Show marketing remark (654 chars)

    Welcome to 429 Woodrift Lane! This inviting three-bedroom, one bath ranch-style home is situated on a peaceful street in Pleasant Hills. With some TLC, this home can truly become a gem. Highlighted features include spacious rooms, hardwood floors throughout the main level, and a charming patio adjoining the dining area—perfect for outdoor meals or relaxation. The fenced-in, level yard provides a secure space for kids and pets. Convenience is at your doorstep, with shopping and great dining options just a short distance away, alongside quick access to Lebanon Church Road and Route 51. Please note, this property is being sold AS IS, WHERE IS.

18. 2025-04-05
    historical Contingent 654-char remark

    Show marketing remark (654 chars)

    Welcome to 429 Woodrift Lane! This inviting three-bedroom, one bath ranch-style home is situated on a peaceful street in Pleasant Hills. With some TLC, this home can truly become a gem. Highlighted features include spacious rooms, hardwood floors throughout the main level, and a charming patio adjoining the dining area—perfect for outdoor meals or relaxation. The fenced-in, level yard provides a secure space for kids and pets. Convenience is at your doorstep, with shopping and great dining options just a short distance away, alongside quick access to Lebanon Church Road and Route 51. Please note, this property is being sold AS IS, WHERE IS.

19. 2025-03-29
    listed $173,900 Active 654-char remark

    Show marketing remark (654 chars)

    Welcome to 429 Woodrift Lane! This inviting three-bedroom, one bath ranch-style home is situated on a peaceful street in Pleasant Hills. With some TLC, this home can truly become a gem. Highlighted features include spacious rooms, hardwood floors throughout the main level, and a charming patio adjoining the dining area—perfect for outdoor meals or relaxation. The fenced-in, level yard provides a secure space for kids and pets. Convenience is at your doorstep, with shopping and great dining options just a short distance away, alongside quick access to Lebanon Church Road and Route 51. Please note, this property is being sold AS IS, WHERE IS.

ⓘ 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: $3,919 · $327/mo
• Projected year-2 tax: $3,919 · $327/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,365
• − Mortgage interest: −$9,243
• − Property taxes: −$3,919
• − Insurance: −$825
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,800
• Taxable loss: −$5,040
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $-989/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: West Jefferson Hills SD
• NCES district ID: 4225590
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $68,796
• Composite: 53.19/100
• National rank: #1503
• State rank: #60 of 539 in PA

Livability — Pleasant Hills

• Score: 84/100
• State rank: #99
• US rank: #718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hills, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 31,313
• Household income: $90,767
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 732.0

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 (83%)
• Race & ethnicity: White 83% Asian 9% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Scotch-Irish 1% Italian 1%
• Foreign-born: 11% · India, Canada
• Languages at home: 88% English-only · Other Indo-European 8% Spanish 1% Other Asian/Pacific 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: ▼ -194.15%
• Current HPI: 255.0278
• Rent YoY: ▲ 5.74%
• 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

-5.1% since first listed

4 events — show timeline

• 2026-05-11 Listed $165,000 West Penn MLS
• 2025-04-10 Relisted — West Penn MLS
• 2025-04-05 Contingent — West Penn MLS
• 2025-03-29 Listed $173,900 West Penn MLS

Property tax history

+3.1%/yr

Latest (2026): $3,919 · +3.0% YoY. Source: county tax records.