3900 Bonita Dr · Allison Park, PA 15101

$259,000

3 bd · 1.0 ba · 1,163 sqft · SingleFamily public records · 80 Days on market

Built 1953 9,809 sqft lot $223/sqft · at area comps Est $268k · at est.

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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).

• Cash flow +11.8/30.0
• ARV discount +9.0/15.0
• Schools +6.6/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Cozy, well built, all brick Cape Cod home in a wonderful neighborhood. This three bedroom, one bath home is on a dead end street and is a couple hundred yards from Wyland Elementary in the sought after Hampton School District. Inside, the home has been lovingly cared for and includes recent updates such as newer carpet, newer flooring, updated kitchen with newer appliances, electric fireplace, and a recently finished basement. In addition, most rooms have been painted over the past several years. The central air and furnace make all seasons comfortable inside this home. Outside, the driveway was widened and a new retaining wall was put in as well. The mostly level backyard features privacy bushes, a shed, a newer floating deck, and a covered porch. The outside is perfect for get-togethers with family and friends. This home is a great place to raise a family or wind down into retirement. "

Key facts

• Move-in ready
• Generous yard
• Large back porch

Tags

• LVP FLOORING
• MAIN FLOOR LIVING
• LARGE BACK PORCH
• GENEROUS YARD
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (21.1% below list).
• Recommended offer: $204k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.9% in Allison Park — 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 74/100 on livability (#509 in PA, #4,653 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Hampton Township SD (suburban): math 67% / reading 83% proficiency, ranked #13 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Wyland El Sch (math 72% / reading 82%, grade A, #69 of 1,518 statewide, top 5%, 355 students, 14% FRL); Hampton Ms (math 53% / reading 81%, grade A-, #17 of 512 statewide, top 4%, 633 students, 17% FRL); Hampton Hs (math 87%, 900 students, 13% FRL).
• Market conditions: 69 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $168k; list at $259k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,444 (21.1% 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 80 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (median comp): $267,725
• List price: $259,000
• Delta: -3.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Peters Dr	0.53mi	2/1.0 (-1)	1,146 (-2%)	1mo	$312,500	$273	67
144 Skylark Dr	0.44mi	3/2.0	1,134 (-2%)	12mo	$285,000	$251	61
132 Ida Dr	0.70mi	3/1.0	1,120 (-4%)	2mo	$249,900	$223	60
120 Ida Dr	0.71mi	3/1.0	1,080 (-7%)	1mo	$249,900	$231	54
3102 Albine Dr	0.70mi	3/2.0	1,200 (+3%)	10mo	$311,500	$260	50
106 Calmwood Dr	0.48mi	3/2.5	1,242 (+7%)	13mo	$325,700	$262	50
211 Elfinwild Ln	0.67mi	3/1.0	1,080 (-7%)	9mo	$249,000	$231	50
101 Shirehill	0.34mi	2/2.0 (-1)	1,008 (-13%)	10mo	$313,000	$311	45
163 Richard Dr	0.67mi	3/2.0	1,041 (-10%)	7mo	$315,000	$303	42
176 Elmwood Dr	0.58mi	2/2.0 (-1)	1,040 (-11%)	15mo	$265,000	$255	34
168 Richard Dr	0.61mi	3/2.0	1,015 (-13%)	15mo	$311,000	$306	34
3100 Albine Dr	0.70mi	3/2.5	1,320 (+14%)	11mo	$365,000	$277	30

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-46,519
• Equity at exit: $38,618

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-46,458
• Equity at exit: $22,394

Cash invested: $72,520 (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 15101

• Active inventory: 69
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$220 /mo · $2,639/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-71

Break-even live

Break-even rent $2,134

Max offer price $246,472

Occupancy floor 98%

Sensitivity live

Price	-10% $76	-5% $2	+0% $-71	+5% $-144	+10% $-218
Rent	-10% $-232	-5% $-152	+0% $-71	+5% $10	+10% $91
Rate	-1.0pp $60	-0.5pp $-5	base $-71	+0.5pp $-138	+1.0pp $-206

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 Mount Royal Blvd Allison Park, PA	2.0	2.0	986	$2,500	$2.54	3d	1	0.51mi
4316 Hemlock Cir Allison Park, PA	3.0	1.5	1295	$2,200	$1.70	16d	1	1.22mi
4432 Laurel Oak Dr Allison Park, PA	2.0	1.5	1364	$1,960	$1.44	25d	1	1.27mi
8836 Royal Manor Dr Unit 304 Allison Park, PA	2.0	2.0	1059	$1,450	$1.37	45d	1	1.33mi
8227 Vivian Dr Pittsburgh, PA	3.0	2.0	1035	$2,500	$2.42	16d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $259,000 Active 80 DOM
2. 2026-06-18
   days on market $259,000 Active 77 DOM
3. 2026-06-17
   days on market $259,000 Active 76 DOM
4. 2026-06-16
   days on market $259,000 Active 75 DOM
5. 2026-06-15
   days on market $259,000 Active 74 DOM
6. 2026-06-13
   days on market $259,000 Active 72 DOM
7. 2026-06-09
   days on market $259,000 Active 68 DOM
8. 2026-06-08
   days on market $259,000 Active 67 DOM
9. 2026-06-07
   days on market $259,000 Active 66 DOM
10. 2026-06-05
    days on market $259,000 Active 63 DOM
11. 2026-06-03
    days on market $259,000 Active 62 DOM
12. 2026-06-02
    days on market $259,000 Active 61 DOM
13. 2026-06-01
    days on market $259,000 Active 60 DOM
14. 2026-05-31
    days on market $259,000 Active 59 DOM
15. 2026-05-06
    price $249,900
16. 2026-04-30
    price $259,000
17. 2026-04-08
    status Active
18. 2026-04-04
    historical Contingent
19. 2026-03-25
    listed $268,000 Active
20. 2019-06-18
    soldstatus $168,000
21. 2019-06-13
    soldstatus $168,000 Sold 912-char remark

    Show marketing remark (912 chars)

    "Cozy, well built, all brick Cape Cod home in a wonderful neighborhood. This three bedroom, one bath home is on a dead end street and is a couple hundred yards from Wyland Elementary in the sought after Hampton School District. Inside, the home has been lovingly cared for and includes recent updates such as newer carpet, newer flooring, updated kitchen with newer appliances, electric fireplace, and a recently finished basement. In addition, most rooms have been painted over the past several years. The central air and furnace make all seasons comfortable inside this home. Outside, the driveway was widened and a new retaining wall was put in as well. The mostly level backyard features privacy bushes, a shed, a newer floating deck, and a covered porch. The outside is perfect for get-togethers with family and friends. This home is a great place to raise a family or wind down into retirement. "

22. 2019-05-23
    status Under Contract 912-char remark

    Show marketing remark (912 chars)

    "Cozy, well built, all brick Cape Cod home in a wonderful neighborhood. This three bedroom, one bath home is on a dead end street and is a couple hundred yards from Wyland Elementary in the sought after Hampton School District. Inside, the home has been lovingly cared for and includes recent updates such as newer carpet, newer flooring, updated kitchen with newer appliances, electric fireplace, and a recently finished basement. In addition, most rooms have been painted over the past several years. The central air and furnace make all seasons comfortable inside this home. Outside, the driveway was widened and a new retaining wall was put in as well. The mostly level backyard features privacy bushes, a shed, a newer floating deck, and a covered porch. The outside is perfect for get-togethers with family and friends. This home is a great place to raise a family or wind down into retirement. "

23. 2019-05-02
    historical Contingent 912-char remark

    Show marketing remark (912 chars)

    "Cozy, well built, all brick Cape Cod home in a wonderful neighborhood. This three bedroom, one bath home is on a dead end street and is a couple hundred yards from Wyland Elementary in the sought after Hampton School District. Inside, the home has been lovingly cared for and includes recent updates such as newer carpet, newer flooring, updated kitchen with newer appliances, electric fireplace, and a recently finished basement. In addition, most rooms have been painted over the past several years. The central air and furnace make all seasons comfortable inside this home. Outside, the driveway was widened and a new retaining wall was put in as well. The mostly level backyard features privacy bushes, a shed, a newer floating deck, and a covered porch. The outside is perfect for get-togethers with family and friends. This home is a great place to raise a family or wind down into retirement. "

24. 2019-04-30
    listed $169,900 Active 912-char remark

    Show marketing remark (912 chars)

    "Cozy, well built, all brick Cape Cod home in a wonderful neighborhood. This three bedroom, one bath home is on a dead end street and is a couple hundred yards from Wyland Elementary in the sought after Hampton School District. Inside, the home has been lovingly cared for and includes recent updates such as newer carpet, newer flooring, updated kitchen with newer appliances, electric fireplace, and a recently finished basement. In addition, most rooms have been painted over the past several years. The central air and furnace make all seasons comfortable inside this home. Outside, the driveway was widened and a new retaining wall was put in as well. The mostly level backyard features privacy bushes, a shed, a newer floating deck, and a covered porch. The outside is perfect for get-togethers with family and friends. This home is a great place to raise a family or wind down into retirement. "

25. 2015-12-09
    price $131,000
26. 2015-10-19
    price $129,900
27. 2015-09-15
    soldstatus $131,000
28. 2015-08-27
    soldstatus $131,000 Sold
29. 2015-06-03
    historical Contingent
30. 2015-05-22
    listed $129,900 Active

ⓘ 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: $2,639 · $220/mo
• Projected year-2 tax: $3,365 · $280/mo
• Expected delta: +$727/yr (+$61/mo · 27.5%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,533
• − Mortgage interest: −$14,508
• − Property taxes: −$2,639
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$7,535
• Taxable loss: −$5,368
• Est. tax savings @ 24.0%: +$1,288
• After-tax cash flow: $437/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: Hampton Township SD
• NCES district ID: 4211400
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 83% ▼ -4.00%
• Median HH income: $80,605
• Composite: 66.38/100
• National rank: #423
• State rank: #13 of 539 in PA

Livability — Allison Park

• Score: 74/100
• State rank: #509
• US rank: #4653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allison Park, PA
• County: Allegheny County · 1,022,028 people
• City population: 26,036
• Metro: Pittsburgh, PA
• Population (ZIP): 26,036
• Household income: $114,634
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 429.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 3% Serbian 1%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% Chinese 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: ▼ -180.82%
• Current HPI: 273.4553
• 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

+92.4% since first listed

16 events — show timeline

• 2026-05-06 Price Changed $249,900 West Penn MLS
• 2026-04-30 Price Changed $259,000 West Penn MLS
• 2026-04-08 Relisted — West Penn MLS
• 2026-04-04 Contingent — West Penn MLS
• 2026-03-25 Listed $268,000 West Penn MLS
• 2019-06-18 Sold (Public Records) $168,000 Public Records
• 2019-06-13 Sold (MLS) $168,000 West Penn MLS
• 2019-05-23 Pending — West Penn MLS
• 2019-05-02 Contingent — West Penn MLS
• 2019-04-30 Listed $169,900 West Penn MLS
• 2015-12-09 Price Changed $131,000 West Penn MLS
• 2015-10-19 Price Changed $129,900 West Penn MLS
• 2015-09-15 Sold (Public Records) $131,000 Public Records
• 2015-08-27 Sold (MLS) $131,000 West Penn MLS
• 2015-06-03 Contingent — West Penn MLS
• 2015-05-22 Listed $129,900 West Penn MLS

Property tax history

+2.4%/yr

Latest (2026): $2,639 · +2.8% YoY. Source: county tax records.