126 Cyrano Ave · Ross, PA 15214

$119,000

3 bd · 1.5 ba · 1,190 sqft · SingleFamily · 122 Days on market

Built 1920 Good condition 7,400 sqft lot $100/sqft · 36% below area Est $186k · 36% 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 +8.4/10.0
• 1% rule +6.6/10.0
• Schools +5.2/10.0
• Rent growth +4.7/5.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A private Ross Township retreat featuring panoramic city views and an expansive lot capable of parking over a dozen vehicles. Newer roof and siding (4 year old) This property offers a unique opportunity to customize your dream home; with lots of finishing touches. The owner is available to assist in completing the final renovations.

Key facts

• Expansive lot
• Panoramic city views
• 7,400 sq ft lot

Tags

• PRIVATE ROSS TOWNSHIP RETREAT
• PANORAMIC CITY VIEWS
• EXPANSIVE LOT
• PARKING OVER A DOZEN VEHICLES
• HIGH-END PRIMARY RESIDENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% 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.
• North Hills SD (suburban): math 48% / reading 72% proficiency, ranked #70 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.8%/yr); 9 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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 $73k; list at $119k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $186,021
• List price: $119,000
• Delta: -36.03%
• 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
204 Seville	0.06mi	2/2.0 (-1)	1,164 (-2%)	10mo	$220,000	$189	78
446 Bascom Ave	0.03mi	2/1.5 (-1)	1,326 (+11%)	6mo	$175,000	$132	70
180 Richbarn Rd	0.61mi	3/1.0	1,248 (+5%)	2mo	$260,000	$208	60
21 Varney St	0.23mi	2/1.0 (-1)	1,296 (+9%)	10mo	$155,000	$120	59
137 San Pedro Pl	0.44mi	3/2.0	1,074 (-10%)	3mo	$300,000	$279	59
136 Eileen Dr	0.74mi	3/2.0	1,196 (+0%)	8mo	$310,000	$259	56
4899 Lucerne Ave	0.35mi	3/1.0	1,040 (-13%)	6mo	$135,000	$130	56
252 Dakota Ave	0.58mi	3/1.0	1,252 (+5%)	8mo	$150,000	$120	55
288 Bascom Ave	0.71mi	3/1.0	1,248 (+5%)	3mo	$121,000	$97	54
364 Bascom Ave	0.38mi	2/2.0 (-1)	1,084 (-9%)	12mo	$210,000	$194	51
1840 Perrott Ave	0.59mi	4/2.0 (+1)	1,272 (+7%)	4mo	$265,000	$208	50
131 Spring Ave	0.71mi	2/1.0 (-1)	1,080 (-9%)	11mo	$225,000	$208	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,388
• Equity at exit: $17,743

10-year hold

• IRR: 17.7%
• Equity multiple: 2.81×
• Total profit: $60,413
• Equity at exit: $10,289

Cash invested: $33,320 (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 15214

• Home prices YoY: -32.6%
• Rents YoY: 8.8%
• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $272

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 75%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Arch Ave Pittsburgh, PA	2.0	1.0	850	$1,100	$1.29	23d	1	0.25mi
110 N Fremont Ave #4 Pittsburgh, PA	2.0	1.0	825	$1,100	$1.33	43d	1	0.43mi
1 Balsam St Pittsburgh, PA	2.0	2.0	900	$1,300	$1.44	43d	1	0.46mi
16 N Fremont Ave Pittsburgh, PA	2.0	1.0	1000	$1,100	$1.10	43d	1	0.47mi
478 Teece Ave Pittsburgh, PA	2.0	2.0	950	$1,325	$1.39	43d	1	0.60mi
509 Forest Ave #2 Pittsburgh, PA	2.0	1.0	1000	$1,195	$1.20	23d	1	0.63mi
219 Woodlawn Ave Pittsburgh, PA	2.0	1.0	925	$1,075	$1.16	43d	1	0.66mi
555 Orchard Ave Bellevue, PA	3.0	1.0	1400	$1,295	$0.93	43d	1	0.72mi
71-73 Sheridan Ave Unit 73 Pittsburgh, PA	2.0	1.0	900	$1,100	$1.22	43d	1	0.72mi
434 Katherine St Pittsburgh, PA	3.0	1.5	1344	$1,295	$0.96	14d	1	0.79mi
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	43d	1	0.79mi
516 Carolyn Ave Pittsburgh, PA	3.0	2.0	840	$1,850	$2.20	23d	1	0.83mi
115 Meade Ave Pittsburgh, PA	4.0	1.0	1392	$1,600	$1.15	43d	1	0.87mi
250 Nazareth Way Pittsburgh, PA	1.0–2.0	1.0	1187	$1,150	$0.97	43d	1	0.94mi
902 Erdner Ave Unit 1 Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	43d	1	1.18mi
908 Erdner Ave Avalon, PA	2.0	1.0	850	$1,350	$1.59	3d	1	1.18mi
908 Erdner Ave Unit 3 Avalon, PA	2.0	1.0	850	$1,300	$1.53	1d	1	1.18mi
626 California Ave Pittsburgh, PA	2.0	1.0	850	$970	$1.14	21d	1	1.40mi
100 E West Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$1,640	$1.80	1d	19	1.42mi
100 Park Plaza Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	766	$1,665	$2.17	14d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $119,000 Active 122 DOM
2. 2026-06-17
   days on market $119,000 Active 121 DOM
3. 2026-06-16
   days on market $119,000 Active 120 DOM
4. 2026-06-15
   days on market $119,000 Active 119 DOM
5. 2026-06-13
   days on market $119,000 Active 117 DOM
6. 2026-06-09
   days on market $119,000 Active 113 DOM
7. 2026-06-08
   days on market $119,000 Active 112 DOM
8. 2026-06-07
   days on market $119,000 Active 111 DOM
9. 2026-06-05
   days on market $119,000 Active 108 DOM
10. 2026-06-03
    days on market $119,000 Active 107 DOM
11. 2026-06-02
    days on market $119,000 Active 106 DOM
12. 2026-06-01
    days on market $119,000 Active 105 DOM
13. 2026-05-31
    days on market $119,000 Active 104 DOM
14. 2026-04-18
    price $119,000 334-char remark

    Show marketing remark (334 chars)

    A private Ross Township retreat featuring panoramic city views and an expansive lot capable of parking over a dozen vehicles. Newer roof and siding (4 year old) This property offers a unique opportunity to customize your dream home; with lots of finishing touches. The owner is available to assist in completing the final renovations.

15. 2026-02-16
    listed $129,000 Active 334-char remark

    Show marketing remark (334 chars)

    A private Ross Township retreat featuring panoramic city views and an expansive lot capable of parking over a dozen vehicles. Newer roof and siding (4 year old) This property offers a unique opportunity to customize your dream home; with lots of finishing touches. The owner is available to assist in completing the final renovations.

16. 2025-12-04
    soldstatus $73,125 Closed 368-char remark

    Show marketing remark (368 chars)

    Calling all investors!! Located in the North Hills School District, this property is the perfect opportunity to bring your vision and creativity. With a newer roof and newer siding, this home is ready for your finishing touches. Transform this house into a true gem. Located on a double lot with lots of privacy, this is a great project for those looking to add value.

17. 2025-10-29
    status Pending 368-char remark

    Show marketing remark (368 chars)

    Calling all investors!! Located in the North Hills School District, this property is the perfect opportunity to bring your vision and creativity. With a newer roof and newer siding, this home is ready for your finishing touches. Transform this house into a true gem. Located on a double lot with lots of privacy, this is a great project for those looking to add value.

18. 2025-09-05
    price $89,900 368-char remark

    Show marketing remark (368 chars)

    Calling all investors!! Located in the North Hills School District, this property is the perfect opportunity to bring your vision and creativity. With a newer roof and newer siding, this home is ready for your finishing touches. Transform this house into a true gem. Located on a double lot with lots of privacy, this is a great project for those looking to add value.

19. 2025-08-27
    listed $100,000 Active 368-char remark

    Show marketing remark (368 chars)

    Calling all investors!! Located in the North Hills School District, this property is the perfect opportunity to bring your vision and creativity. With a newer roof and newer siding, this home is ready for your finishing touches. Transform this house into a true gem. Located on a double lot with lots of privacy, this is a great project for those looking to add value.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $16,625
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,462
• Taxable income: $1,457
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,915/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.

Condition & rehab AI · 13 photos

Good 80/100 Moderate rehab

This home is in good condition with a moderate level of renovation needed. It offers a unique opportunity to customize and improve the property for a higher resale or rental value.

Repairs flagged

• Minor Deck — Worn wood planks
• Minor Garage door — Visible wear

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace deck planks — Improves safety and appearance
• Rental Service HVAC — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Worn wood planks	Minor	$500–3,000
Garage door · Visible wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace deck planks — Improves safety and appearance ↑
• Rental Service HVAC — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Hills SD
• NCES district ID: 4217220
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 72% ▼ -10.00%
• Median HH income: $60,841
• Composite: 52.02/100
• National rank: #1637
• State rank: #70 of 539 in PA

Livability — Ross

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): 14,048
• Household income: $61,645
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 428.0

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: Majority White (56%)
• Race & ethnicity: White 56% Black 37% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 2%

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: ▼ -127.94%
• Current HPI: 264.0977
• Rent YoY: ▲ 8.83%
• 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

+19.0% since first listed

6 events — show timeline

• 2026-04-18 Price Changed $119,000 West Penn MLS
• 2026-02-16 Listed $129,000 West Penn MLS
• 2025-12-04 Sold (MLS) $73,125 West Penn MLS
• 2025-10-29 Pending — West Penn MLS
• 2025-09-05 Price Changed $89,900 West Penn MLS
• 2025-08-27 Listed $100,000 West Penn MLS