8030 Lincoln Rd · Penn Hills, PA 15147

$114,900

3 bd · 1.5 ba · 1,067 sqft · SingleFamily public records · 41 Days on market

Built 1961 6,281 sqft lot $108/sqft · 18% below area Est $140k · 18% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming property offering great potential for homeowners and investors alike. Conveniently located near major roadways, shopping, dining, and just a short drive to Pittsburgh, this home provides both accessibility and value. Featuring a functional layout and a spacious lot, there’s plenty of room to make it your own. Whether you’re looking to renovate, invest, or settle in, this property is full of possibilities. Don’t miss out!

Key facts

• 6,281 sq ft lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $115k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.38% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.92%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (median comp): $140,329
• List price: $114,900
• Delta: -18.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Selvin Dr	0.24mi	3/1.5	1,079 (+1%)	8mo	$224,900	$208	80
134 Jeanette Dr	0.38mi	3/1.0	1,008 (-6%)	2mo	$143,000	$142	69
8056 Lincoln Rd	0.06mi	3/1.0	952 (-11%)	13mo	$133,500	$140	66
571 Grove Rd	0.17mi	3/1.0	1,200 (+12%)	4mo	$85,000	$71	66
7735 Mount Carmel Rd	0.75mi	3/1.5	1,047 (-2%)	8mo	$75,000	$72	56
149 Eastminster Dr	0.55mi	3/2.0	960 (-10%)	4mo	$110,500	$115	52
7895 Mark Dr	0.50mi	3/2.0	1,200 (+12%)	4mo	$115,500	$96	50
157 Suncrest Dr	0.58mi	3/2.0	950 (-11%)	10mo	$188,000	$198	45
216 Calmar Dr	0.58mi	3/2.0	1,200 (+12%)	7mo	$184,900	$154	44
7709 Mark Dr	0.51mi	3/1.5	1,218 (+14%)	10mo	$224,900	$185	44
8021 Thon Dr	0.62mi	3/1.0	1,165 (+9%)	12mo	$146,000	$125	43
7729 Mark Dr	0.54mi	2/2.0 (-1)	950 (-11%)	12mo	$197,000	$207	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $6,915
• Equity at exit: $17,132

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $39,069
• Equity at exit: $9,934

Cash invested: $32,172 (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 15147

• Home prices YoY: -26.0%
• Active inventory: 64
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$603
• Tax from tax record: −$203 /mo · $2,442/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $400

Break-even live

Break-even rent $1,081

Max offer price $114,900

Occupancy floor 70%

Sensitivity live

Price	-10% $465	-5% $432	+0% $400	+5% $367	+10% $335
Rent	-10% $275	-5% $337	+0% $400	+5% $463	+10% $525
Rate	-1.0pp $458	-0.5pp $429	base $400	+0.5pp $370	+1.0pp $340

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	8d	1	0.12mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	5d	1	0.17mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	3d	1	0.24mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	44d	1	0.59mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	13d	1	0.65mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	24d	1	0.93mi
8 Riverside Ct Pittsburgh, PA	3.0	1.0	1015	$1,350	$1.33	24d	1	0.99mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	15d	1	1.13mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	24d	1	1.18mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	44d	1	1.18mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	24d	1	1.29mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	44d	1	1.42mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	44d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $114,900 Active 41 DOM
2. 2026-06-17
   pricestatus $114,900 Active 40 DOM
3. 2026-05-13
   status Pending 467-char remark

   Show marketing remark (467 chars)

   Welcome to this charming property offering great potential for homeowners and investors alike. Conveniently located near major roadways, shopping, dining, and just a short drive to Pittsburgh, this home provides both accessibility and value. Featuring a functional layout and a spacious lot, there’s plenty of room to make it your own. Whether you’re looking to renovate, invest, or settle in, this property is full of possibilities. Don’t miss out!

4. 2026-04-03
   listed $124,900 Active 467-char remark

   Show marketing remark (467 chars)

   Welcome to this charming property offering great potential for homeowners and investors alike. Conveniently located near major roadways, shopping, dining, and just a short drive to Pittsburgh, this home provides both accessibility and value. Featuring a functional layout and a spacious lot, there’s plenty of room to make it your own. Whether you’re looking to renovate, invest, or settle in, this property is full of possibilities. Don’t miss out!

5. 2021-10-01
   soldstatus $76,000 Closed 193-char remark

   Show marketing remark (193 chars)

   Cute and cozy 3 bedroom 1.5 baths ranch that offers generous room sizes, LR/DR combination, finished basement area, both side patio and a covered rear patio leading to the multi level back yard

6. 2021-07-16
   status Pending 193-char remark

   Show marketing remark (193 chars)

   Cute and cozy 3 bedroom 1.5 baths ranch that offers generous room sizes, LR/DR combination, finished basement area, both side patio and a covered rear patio leading to the multi level back yard

7. 2021-06-13
   listed $79,900 Active 193-char remark

   Show marketing remark (193 chars)

   Cute and cozy 3 bedroom 1.5 baths ranch that offers generous room sizes, LR/DR combination, finished basement area, both side patio and a covered rear patio leading to the multi level back yard

8. 2007-05-25
   soldstatus $65,000
9. 2007-05-16
   soldstatus $65,000
10. 2006-12-01
    listed $67,000

ⓘ 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: $2,442 · $203/mo
• Projected year-2 tax: $2,442 · $203/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 · 15 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: $19,046
• − Mortgage interest: −$6,436
• − Property taxes: −$2,442
• − Insurance: −$574
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$3,343
• Taxable income: $3,204
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $4,031/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Penn Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 15,798
• Household income: $66,757
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 511.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -87.47%
• Current HPI: 249.3773
• Rent YoY: —
• 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

+86.4% since first listed

8 events — show timeline

• 2026-05-13 Pending — West Penn MLS
• 2026-04-03 Listed $124,900 West Penn MLS
• 2021-10-01 Sold (MLS) $76,000 West Penn MLS
• 2021-07-16 Pending — West Penn MLS
• 2021-06-13 Listed $79,900 West Penn MLS
• 2007-05-25 Sold (Public Records) $65,000 Public Records
• 2007-05-16 Sold (MLS) $65,000 West Penn MLS
• 2006-12-01 Listed $67,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $2,442 · +0.0% YoY. Source: county tax records.