3419 Hill St · Munhall, PA 15120

$64,900

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 142 Days on market

Built 1900 3,371 sqft lot $101/sqft · 9% below area Est $71k · 9% under ↓ 7% since listing

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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 +11.6/15.0
• 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

Charming early-1900s bungalow located in Munhall, offering an efficient footprint and major system updates. This approximately 640 sq ft home is configured as a one-bedroom residence and features covered front and rear porches, providing outdoor enjoyment at both entrances. The front porch leads into the living room, followed by a flexible middle room with a small closet, and a kitchen at the rear of the home with access to a covered patio. A toilet is located off the kitchen, on the main level. The unfinished walk-out basement—accessible from both inside the home and via an exterior door beneath the rear patio—includes a room with a bathtub and sink. Recent improvements include a newer roof and siding, updated plumbing and electrical, newer HVAC system, and hot water tank. This home offers an excellent opportunity for customization. Situated on a private corner lot with mature bushes lining the street, the property also offers rear access via an alley and potential for future off-street parking. Conveniently located near shopping, dining, and major roadways.

Key facts

• Covered front porch
• Newer roof
• Bright living room

Tags

• INVITING OUTDOOR SPACES
• COVERED FRONT PORCH
• COVERED REAR DECK
• BRIGHT LIVING ROOM
• EAT-IN KITCHEN
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 7.3% 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); 92 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 93958% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 14.45%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 4.3

CMA / ARV

• ARV (median comp): $71,371
• List price: $64,900
• Delta: -9.07%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W Miller Ave	0.37mi	2/1.0	649 (+1%)	4mo	$78,000	$120	77

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: 25.0%
• Equity multiple: 2.05×
• Total profit: $19,029
• Equity at exit: $9,677

10-year hold

• IRR: 33.5%
• Equity multiple: 4.23×
• Total profit: $58,769
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $441

Break-even live

Break-even rent $696

Max offer price $64,900

Occupancy floor 60%

Sensitivity live

Price	-10% $478	-5% $460	+0% $441	+5% $423	+10% $405
Rent	-10% $342	-5% $392	+0% $441	+5% $491	+10% $541
Rate	-1.0pp $474	-0.5pp $458	base $441	+0.5pp $425	+1.0pp $407

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 St Therese Ct Munhall, PA	1.0	1.0	620	$1,275	$2.06	44d	1	0.17mi
4511 Main St Unit B Munhall, PA	1.0	1.0	700	$1,100	$1.57	44d	1	0.57mi
347 E 13th Ave Homestead, PA	1.0	1.0	435	$695	$1.60	21d	1	1.43mi
126 W 9th Ave Unit 2R Homestead, PA	1.0	1.0	500	$900	$1.80	24d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $64,900 Active 142 DOM
2. 2026-06-17
   days on market $64,900 Active 141 DOM
3. 2026-06-16
   days on market $64,900 Active 140 DOM
4. 2026-06-15
   days on market $64,900 Active 139 DOM
5. 2026-06-13
   days on market $64,900 Active 137 DOM
6. 2026-06-09
   days on market $64,900 Active 133 DOM
7. 2026-06-08
   days on market $64,900 Active 132 DOM
8. 2026-06-07
   days on market $64,900 Active 131 DOM
9. 2026-06-05
   days on market $64,900 Active 128 DOM
10. 2026-06-03
    days on market $64,900 Active 127 DOM
11. 2026-06-02
    days on market $64,900 Active 126 DOM
12. 2026-06-01
    days on market $64,900 Active 125 DOM
13. 2026-05-31
    days on market $64,900 Active 124 DOM
14. 2026-04-08
    price $64,900 1088-char remark

    Show marketing remark (1088 chars)

    Charming early-1900s bungalow located in Munhall, offering an efficient footprint and major system updates. This approximately 640 sq ft home is configured as a one-bedroom residence and features covered front and rear porches, providing outdoor enjoyment at both entrances. The front porch leads into the living room, followed by a flexible middle room with a small closet, and a kitchen at the rear of the home with access to a covered patio. A toilet is located off the kitchen, on the main level. The unfinished walk-out basement—accessible from both inside the home and via an exterior door beneath the rear patio—includes a room with a bathtub and sink. Recent improvements include a newer roof and siding, updated plumbing and electrical, newer HVAC system, and hot water tank. This home offers an excellent opportunity for customization. Situated on a private corner lot with mature bushes lining the street, the property also offers rear access via an alley and potential for future off-street parking. Conveniently located near shopping, dining, and major roadways.

15. 2026-01-28
    price $69,000 1000-char remark

    Show marketing remark (1000 chars)

    Tucked away on a quiet street in the heart of Munhall, this charming one-bedroom cottage offers simple, comfortable living on a nice lot with inviting outdoor spaces to enjoy. Relax on the covered front porch or unwind on the covered rear deck — perfect for morning coffee or evening downtime. Inside, you’ll find a bright living room, cozy bedroom, and eat-in kitchen creating an easy, low-maintenance layout that feels warm and welcoming. Major updates provide peace of mind, including a newer roof, siding, furnace, and hot water tank. The unfinished basement offers excellent storage or future potential and features convenient walk-out access to the yard. On-street parking keeps things simple, and with just a little TLC, this home is ready to shine — ideal for a first-time buyer, downsizer, or investor seeking an affordable opportunity in a quiet neighborhood close to local amenities and major routes. Come experience the charm and simplicity of cottage living in Munhall.

16. 2026-01-26
    listed $69,900 Active 1088-char remark

    Show marketing remark (1000 chars)

    Tucked away on a quiet street in the heart of Munhall, this charming one-bedroom cottage offers simple, comfortable living on a nice lot with inviting outdoor spaces to enjoy. Relax on the covered front porch or unwind on the covered rear deck — perfect for morning coffee or evening downtime. Inside, you’ll find a bright living room, cozy bedroom, and eat-in kitchen creating an easy, low-maintenance layout that feels warm and welcoming. Major updates provide peace of mind, including a newer roof, siding, furnace, and hot water tank. The unfinished basement offers excellent storage or future potential and features convenient walk-out access to the yard. On-street parking keeps things simple, and with just a little TLC, this home is ready to shine — ideal for a first-time buyer, downsizer, or investor seeking an affordable opportunity in a quiet neighborhood close to local amenities and major routes. Come experience the charm and simplicity of cottage living in Munhall.

17. 2026-01-26
    listed $69 Active 1000-char remark

    Show marketing remark (1000 chars)

    Tucked away on a quiet street in the heart of Munhall, this charming one-bedroom cottage offers simple, comfortable living on a nice lot with inviting outdoor spaces to enjoy. Relax on the covered front porch or unwind on the covered rear deck — perfect for morning coffee or evening downtime. Inside, you’ll find a bright living room, cozy bedroom, and eat-in kitchen creating an easy, low-maintenance layout that feels warm and welcoming. Major updates provide peace of mind, including a newer roof, siding, furnace, and hot water tank. The unfinished basement offers excellent storage or future potential and features convenient walk-out access to the yard. On-street parking keeps things simple, and with just a little TLC, this home is ready to shine — ideal for a first-time buyer, downsizer, or investor seeking an affordable opportunity in a quiet neighborhood close to local amenities and major routes. Come experience the charm and simplicity of cottage living in Munhall.

ⓘ 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: $2,191 · $183/mo
• Projected year-2 tax: $2,191 · $183/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,058
• − Mortgage interest: −$3,635
• − Property taxes: −$2,191
• − Insurance: −$324
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$1,888
• Taxable income: $4,610
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $4,190/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

-7.2% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $64,900 West Penn MLS
• 2026-01-28 Price Changed $69,000 West Penn MLS
• 2026-01-26 Listed $69 West Penn MLS
• 2026-01-26 Listed $69,900 West Penn MLS

Property tax history

+3.2%/yr

Latest (2026): $2,191 · +3.9% YoY. Source: county tax records.