2925 Main St · Munhall, PA 15120

$249,900

4 bd · 2.0 ba · 2,448 sqft · MultiFamily public records · 42 Days on market

Built 1935 6,098 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Wonderful duplex in the heart of Munhall with updated flooring, newer furnace/ac for 2nd Floor unit, newer windows, clean and move in ready, first floor tenant moving out Sept 1, 2016 and would be great for Owner Occupied . Huge corner fenced lot with easy access to main street shops, public transportation, places of worship, schools and waterfront location. 2- car detached garage can bring xtra income. 2nd floor unit also has a finished attic that can be used as 3rd bedroom and oven, refrigerator and washer/dryer are included, 1st floor has newer lighting in rooms, oven, microwave, refrigerator, no washer or dryer but hook up is available in basement. First floor was constructed to accommodate a professional dentist office, so office on first floor is permissible through the municipality or home office. Garages are located on E. Oliver with easy access for ingress and egress.

Key facts

• Two electric panels
• Two hvac systems
• Two water heaters

Tags

• DETACHED 2 CAR GARAGE
• IN-UNIT WASHER AND DRYER
• SEPARATELY METERED FOR GAS
• TWO ELECTRIC PANELS
• TWO WATER HEATERS
• TWO HVAC SYSTEMS

Property features AI

Finance

• Financial info: Gross annual income reported at $31,200

Exterior

• Parking: Detached garage; Off-street parking; Total of 2 parking spaces
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-family property with 3 total units (2 units in the community)
• Construction: Asphalt roof
• Exterior features: Lot zoned R-2

Interior

• Bedrooms: Two 3-bedroom units
• Bathrooms: Each 3-bedroom unit has 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive. Per door: $257/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 7.3% in Munhall — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 92 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,844/mo this rent would consume 61% of the median local household income ($56k/yr) (locally 669% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $112k; list at $250k implies a 123% 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 $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $124,059
• List price: $249,900
• Delta: 101.44%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-4,601
• Equity at exit: $37,261

10-year hold

• IRR: 9.1%
• Equity multiple: 1.73×
• Total profit: $51,246
• Equity at exit: $21,607

Cash invested: $69,972 (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: 92
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,844 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$317 /mo · $3,809/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $515

Break-even live

Break-even rent $2,192

Max offer price $249,900

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,844
Total (2 units)			$2,844

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	0.32mi
351 W 12th Ave Homestead, PA	5.0	2.0	1856	$2,300	$1.24	1d	1	0.99mi

Listing history 27 events

1. 2026-06-18
   days on market $249,900 Active 42 DOM
2. 2026-06-17
   days on market $249,900 Active 41 DOM
3. 2026-06-16
   days on market $249,900 Active 40 DOM
4. 2026-06-15
   days on market $249,900 Active 39 DOM
5. 2026-06-13
   days on market $249,900 Active 37 DOM
6. 2026-06-09
   days on market $249,900 Active 33 DOM
7. 2026-06-08
   days on market $249,900 Active 32 DOM
8. 2026-06-07
   days on market $249,900 Active 31 DOM
9. 2026-06-05
   days on market $249,900 Active 28 DOM
10. 2026-06-03
    days on market $249,900 Active 27 DOM
11. 2026-06-02
    days on market $249,900 Active 26 DOM
12. 2026-06-01
    days on market $249,900 Active 25 DOM
13. 2026-05-31
    days on market $249,900 Active 24 DOM
14. 2026-05-05
    listed $260,000 Active 1116-char remark
15. 2016-10-25
    soldstatus $112,000
16. 2016-10-21
    price $112,000 889-char remark

    Show marketing remark (889 chars)

    Wonderful duplex in the heart of Munhall with updated flooring, newer furnace/ac for 2nd Floor unit, newer windows, clean and move in ready, first floor tenant moving out Sept 1, 2016 and would be great for Owner Occupied . Huge corner fenced lot with easy access to main street shops, public transportation, places of worship, schools and waterfront location. 2- car detached garage can bring xtra income. 2nd floor unit also has a finished attic that can be used as 3rd bedroom and oven, refrigerator and washer/dryer are included, 1st floor has newer lighting in rooms, oven, microwave, refrigerator, no washer or dryer but hook up is available in basement. First floor was constructed to accommodate a professional dentist office, so office on first floor is permissible through the municipality or home office. Garages are located on E. Oliver with easy access for ingress and egress.

17. 2016-10-20
    soldstatus $112,000 Sold 889-char remark

    Show marketing remark (889 chars)

    Wonderful duplex in the heart of Munhall with updated flooring, newer furnace/ac for 2nd Floor unit, newer windows, clean and move in ready, first floor tenant moving out Sept 1, 2016 and would be great for Owner Occupied . Huge corner fenced lot with easy access to main street shops, public transportation, places of worship, schools and waterfront location. 2- car detached garage can bring xtra income. 2nd floor unit also has a finished attic that can be used as 3rd bedroom and oven, refrigerator and washer/dryer are included, 1st floor has newer lighting in rooms, oven, microwave, refrigerator, no washer or dryer but hook up is available in basement. First floor was constructed to accommodate a professional dentist office, so office on first floor is permissible through the municipality or home office. Garages are located on E. Oliver with easy access for ingress and egress.

18. 2016-09-27
    status Under Contract 889-char remark

    Show marketing remark (889 chars)

    Wonderful duplex in the heart of Munhall with updated flooring, newer furnace/ac for 2nd Floor unit, newer windows, clean and move in ready, first floor tenant moving out Sept 1, 2016 and would be great for Owner Occupied . Huge corner fenced lot with easy access to main street shops, public transportation, places of worship, schools and waterfront location. 2- car detached garage can bring xtra income. 2nd floor unit also has a finished attic that can be used as 3rd bedroom and oven, refrigerator and washer/dryer are included, 1st floor has newer lighting in rooms, oven, microwave, refrigerator, no washer or dryer but hook up is available in basement. First floor was constructed to accommodate a professional dentist office, so office on first floor is permissible through the municipality or home office. Garages are located on E. Oliver with easy access for ingress and egress.

19. 2016-08-30
    historical Contingent 889-char remark

    Show marketing remark (889 chars)

    Wonderful duplex in the heart of Munhall with updated flooring, newer furnace/ac for 2nd Floor unit, newer windows, clean and move in ready, first floor tenant moving out Sept 1, 2016 and would be great for Owner Occupied . Huge corner fenced lot with easy access to main street shops, public transportation, places of worship, schools and waterfront location. 2- car detached garage can bring xtra income. 2nd floor unit also has a finished attic that can be used as 3rd bedroom and oven, refrigerator and washer/dryer are included, 1st floor has newer lighting in rooms, oven, microwave, refrigerator, no washer or dryer but hook up is available in basement. First floor was constructed to accommodate a professional dentist office, so office on first floor is permissible through the municipality or home office. Garages are located on E. Oliver with easy access for ingress and egress.

20. 2016-08-30
    price $129,000 889-char remark

    Show marketing remark (889 chars)

    Wonderful duplex in the heart of Munhall with updated flooring, newer furnace/ac for 2nd Floor unit, newer windows, clean and move in ready, first floor tenant moving out Sept 1, 2016 and would be great for Owner Occupied . Huge corner fenced lot with easy access to main street shops, public transportation, places of worship, schools and waterfront location. 2- car detached garage can bring xtra income. 2nd floor unit also has a finished attic that can be used as 3rd bedroom and oven, refrigerator and washer/dryer are included, 1st floor has newer lighting in rooms, oven, microwave, refrigerator, no washer or dryer but hook up is available in basement. First floor was constructed to accommodate a professional dentist office, so office on first floor is permissible through the municipality or home office. Garages are located on E. Oliver with easy access for ingress and egress.

21. 2016-08-16
    listed $129,000 Active 889-char remark

    Show marketing remark (889 chars)

    Wonderful duplex in the heart of Munhall with updated flooring, newer furnace/ac for 2nd Floor unit, newer windows, clean and move in ready, first floor tenant moving out Sept 1, 2016 and would be great for Owner Occupied . Huge corner fenced lot with easy access to main street shops, public transportation, places of worship, schools and waterfront location. 2- car detached garage can bring xtra income. 2nd floor unit also has a finished attic that can be used as 3rd bedroom and oven, refrigerator and washer/dryer are included, 1st floor has newer lighting in rooms, oven, microwave, refrigerator, no washer or dryer but hook up is available in basement. First floor was constructed to accommodate a professional dentist office, so office on first floor is permissible through the municipality or home office. Garages are located on E. Oliver with easy access for ingress and egress.

22. 2014-10-29
    soldstatus $93,000
23. 2014-10-27
    price $93,000

    Show marketing remark (313 chars)

    Wonderful 2 Story Duplex. 1st apt freshly painted. Easy access to schools, transportation, shops and every day necessities. Upper unit ocuped. Basement goes with the lower or 1st unit. Walk out to a fenced corner lot. Unit 1 updates: 5 yr furnace & A/C, new HWT, updated kitchen. Appliances stay with units.

24. 2014-10-27
    price $110,000

    Show marketing remark (313 chars)

    Wonderful 2 Story Duplex. 1st apt freshly painted. Easy access to schools, transportation, shops and every day necessities. Upper unit ocuped. Basement goes with the lower or 1st unit. Walk out to a fenced corner lot. Unit 1 updates: 5 yr furnace & A/C, new HWT, updated kitchen. Appliances stay with units.

25. 2014-10-27
    soldstatus $93,000

    Show marketing remark (313 chars)

    Wonderful 2 Story Duplex. 1st apt freshly painted. Easy access to schools, transportation, shops and every day necessities. Upper unit ocuped. Basement goes with the lower or 1st unit. Walk out to a fenced corner lot. Unit 1 updates: 5 yr furnace & A/C, new HWT, updated kitchen. Appliances stay with units.

26. 2014-09-05
    listed $110,000

    Show marketing remark (313 chars)

    Wonderful 2 Story Duplex. 1st apt freshly painted. Easy access to schools, transportation, shops and every day necessities. Upper unit ocuped. Basement goes with the lower or 1st unit. Walk out to a fenced corner lot. Unit 1 updates: 5 yr furnace & A/C, new HWT, updated kitchen. Appliances stay with units.

27. 2013-10-29
    listed $124,900

ⓘ 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: $3,809 · $317/mo
• Projected year-2 tax: $3,879 · $323/mo
• Expected delta: +$70/yr (+$6/mo · 1.8%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,128
• − Mortgage interest: −$13,998
• − Property taxes: −$3,809
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,730
• − Management: −$2,730
• − Depreciation: −$7,270
• Taxable income: $2,341
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $5,615/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

+100.1% since first listed

15 events — show timeline

• 2026-05-27 Price Changed $249,900 West Penn MLS
• 2026-05-05 Listed $260,000 West Penn MLS
• 2016-10-25 Sold (Public Records) $112,000 Public Records
• 2016-10-21 Price Changed $112,000 West Penn MLS
• 2016-10-20 Sold (MLS) $112,000 West Penn MLS
• 2016-09-27 Pending — West Penn MLS
• 2016-08-30 Contingent — West Penn MLS
• 2016-08-30 Price Changed $129,000 West Penn MLS
• 2016-08-16 Listed $129,000 West Penn MLS
• 2014-10-29 Sold (Public Records) $93,000 Public Records
• 2014-10-27 Price Changed $93,000 West Penn MLS
• 2014-10-27 Sold (MLS) $93,000 West Penn MLS
• 2014-10-27 Price Changed $110,000 West Penn MLS
• 2014-09-05 Listed $110,000 West Penn MLS
• 2013-10-29 Listed $124,900 West Penn MLS

Property tax history

+1.2%/yr

Latest (2026): $3,809 · +3.9% YoY. Source: county tax records.