1058 Greentree Rd · Green Tree, PA 15220

$285,000

2 bd · 1.0 ba · 1,612 sqft · SingleFamily public records · 22 Days on market

Built 1862 0.38 ac lot Est $348k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate, great style, and decorated in today's colors! Granite in the kitchen * Generously-sized rooms * Finished lower level * Three full bathrooms! Two walk-in closets upstairs * Abundant natural light throughout * Flexible layout * Oversized (HUGE!) garage and ample parking/turn around space * Shed * Lots of storage throughout! Easy access to downtown, shopping and restaurants * Live beautifully!

Key facts

• Stone fireplace
• Backyard shed
• Two car garage

Tags

• GRANITE KITCHEN COUNTERTOPS
• REMODELED MAIN BATHROOM
• STONE FIREPLACE
• TWO CAR GARAGE
• BACKYARD SHED

Property features AI

Exterior

• Parking: Built-in attached garage with space for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Two stories; Home warranty included
• Construction: Brick exterior; Asphalt roof
• Exterior features: Brick construction; Asphalt roof; Lot approximately 0.376 acres; Resale condition

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Two fireplaces; Unfinished walk-up basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-10 ($-123/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (11.9% below list).
• Recommended offer: $251k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#139 in PA, #1,130 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D, amenities D-.
• Keystone Oaks SD (suburban): math 45% / reading 65% proficiency, ranked #116 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.0%/yr); 30 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 40% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $170k; list at $285k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1862 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,079 (11.9% 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. Built in 1862 — 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: 0.88% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $348,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Pocono Dr	0.47mi	3/1.5 (+1)	1,624 (+1%)	3mo	$370,000	$228	67
1507 Crane Ave	0.23mi	3/2.0 (+1)	1,530 (-5%)	6mo	$239,900	$157	66
9 Pocono Dr	0.29mi	3/1.5 (+1)	1,658 (+3%)	10mo	$367,000	$221	66
2477 Rosegarden Rd	0.36mi	3/2.5 (+1)	1,680 (+4%)	7mo	$249,900	$149	59
1016 Avacoll Dr	0.18mi	3/2.5 (+1)	1,451 (-10%)	7mo	$409,000	$282	59
1151 Greentree Rd	0.45mi	3/1.5 (+1)	1,503 (-7%)	4mo	$268,000	$178	57
104 Evandale	0.34mi	3/2.5 (+1)	1,735 (+8%)	5mo	$290,000	$167	57
117 Susan Dr	0.34mi	3/2.0 (+1)	1,488 (-8%)	7mo	$367,000	$247	56
79 W Manilla Ave	0.35mi	3/3.5 (+1)	1,716 (+6%)	10mo	$420,000	$245	50
2284 Crestview Rd	0.55mi	3/1.5 (+1)	1,744 (+8%)	5mo	$246,000	$141	50
1025 Kirsopp Ave	0.47mi	3/2.0 (+1)	1,422 (-12%)	10mo	$254,000	$179	42
1167 Greentree Rd	0.49mi	3/2.5 (+1)	1,853 (+15%)	10mo	$400,000	$216	33

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-49,306
• Equity at exit: $42,494

10-year hold

• IRR: -11.8%
• Equity multiple: 0.33×
• Total profit: $-53,716
• Equity at exit: $24,642

Cash invested: $79,800 (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 15220

• Home prices YoY: -28.2%
• Rents YoY: 2.0%
• Active inventory: 30
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,511 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$380 /mo · $4,565/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-10

Break-even live

Break-even rent $2,524

Max offer price $283,196

Occupancy floor 95%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Chatham Park Dr Pittsburgh, PA	3.0	1.0–2.5	890	$1,705	$1.92	2d	49	1.04mi
301 Chatham Park Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	772	$1,789	$2.32	1d	15	1.04mi
2611 Voelkel Ave Pittsburgh, PA	2.0	1.0	1100	$1,295	$1.18	23d	1	1.07mi
325 Elizabeth Dr Pittsburgh, PA	3.0	1.0–2.0	975	$2,413	$2.47	1d	23	1.11mi
2633 Broadway Ave Unit 1546230P Pittsburgh, PA	3.0	2.0	1356	$2,937	$2.17	12d	1	1.14mi
1841 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	1d	1	1.23mi
1837 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	1d	1	1.23mi
1835 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	1d	1	1.24mi
1831 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	1d	1	1.24mi
1819 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	1d	1	1.26mi

Listing history 26 events

1. 2026-06-18
   days on market $285,000 Active 22 DOM
2. 2026-06-17
   days on market $285,000 Active 21 DOM
3. 2026-06-16
   days on market $285,000 Active 20 DOM
4. 2026-06-15
   days on market $285,000 Active 19 DOM
5. 2026-06-13
   days on market $285,000 Active 17 DOM
6. 2026-06-13
   days on market $285,000 Active 16 DOM
7. 2026-06-09
   days on market $285,000 Active 13 DOM
8. 2026-06-08
   days on market $285,000 Active 12 DOM
9. 2026-06-07
   days on market $285,000 Active 11 DOM
10. 2026-06-05
    days on market $285,000 Active 8 DOM
11. 2026-06-03
    days on market $285,000 Active 7 DOM
12. 2026-06-02
    days on market $285,000 Active 6 DOM
13. 2026-06-01
    days on market $285,000 Active 5 DOM
14. 2026-05-31
    days on market $285,000 Active 4 DOM
15. 2026-05-25
    listed $285,000 Active
16. 2015-08-26
    soldstatus $170,000
17. 2015-08-25
    price $170,000 423-char remark

    Show marketing remark (423 chars)

    Immaculate, great style, and decorated in today's colors! Granite in the kitchen * Generously-sized rooms * Finished lower level * Three full bathrooms! Two walk-in closets upstairs * Abundant natural light throughout * Flexible layout * Oversized (HUGE!) garage and ample parking/turn around space * Shed * Lots of storage throughout! Easy access to downtown, shopping and restaurants * Live beautifully!

18. 2015-08-24
    price $172,500 423-char remark

    Show marketing remark (423 chars)

    Immaculate, great style, and decorated in today's colors! Granite in the kitchen * Generously-sized rooms * Finished lower level * Three full bathrooms! Two walk-in closets upstairs * Abundant natural light throughout * Flexible layout * Oversized (HUGE!) garage and ample parking/turn around space * Shed * Lots of storage throughout! Easy access to downtown, shopping and restaurants * Live beautifully!

19. 2015-08-24
    soldstatus $170,000 Sold 423-char remark

    Show marketing remark (423 chars)

    Immaculate, great style, and decorated in today's colors! Granite in the kitchen * Generously-sized rooms * Finished lower level * Three full bathrooms! Two walk-in closets upstairs * Abundant natural light throughout * Flexible layout * Oversized (HUGE!) garage and ample parking/turn around space * Shed * Lots of storage throughout! Easy access to downtown, shopping and restaurants * Live beautifully!

20. 2015-07-23
    historical Contingent 423-char remark

    Show marketing remark (423 chars)

    Immaculate, great style, and decorated in today's colors! Granite in the kitchen * Generously-sized rooms * Finished lower level * Three full bathrooms! Two walk-in closets upstairs * Abundant natural light throughout * Flexible layout * Oversized (HUGE!) garage and ample parking/turn around space * Shed * Lots of storage throughout! Easy access to downtown, shopping and restaurants * Live beautifully!

21. 2015-07-07
    listed $172,500 Active 423-char remark

    Show marketing remark (423 chars)

    Immaculate, great style, and decorated in today's colors! Granite in the kitchen * Generously-sized rooms * Finished lower level * Three full bathrooms! Two walk-in closets upstairs * Abundant natural light throughout * Flexible layout * Oversized (HUGE!) garage and ample parking/turn around space * Shed * Lots of storage throughout! Easy access to downtown, shopping and restaurants * Live beautifully!

22. 2012-06-13
    soldstatus $135,000
23. 2012-05-17
    soldstatus $135,000 502-char remark

    Show marketing remark (502 chars)

    Set back on Greentree Road w nice frontage Great location Large 2 car attached garage Plenty turn around area in rear Entrance w ceramic tile double closet Charming center hall Living and dining room have dec fireplace with insert Updated kitchen w wood cabinets and ceramic tile fl Main floor bedroom and full bath Fin basement and additional room/den Ample closet and storage space Nicely maintained Exterior is insel brick, frame, and vinyl siding Shed Court ordered reassed val $119000

24. 2012-05-17
    price $135,900 502-char remark

    Show marketing remark (502 chars)

    Set back on Greentree Road w nice frontage Great location Large 2 car attached garage Plenty turn around area in rear Entrance w ceramic tile double closet Charming center hall Living and dining room have dec fireplace with insert Updated kitchen w wood cabinets and ceramic tile fl Main floor bedroom and full bath Fin basement and additional room/den Ample closet and storage space Nicely maintained Exterior is insel brick, frame, and vinyl siding Shed Court ordered reassed val $119000

25. 2012-03-29
    listed $135,000 502-char remark

    Show marketing remark (502 chars)

    Set back on Greentree Road w nice frontage Great location Large 2 car attached garage Plenty turn around area in rear Entrance w ceramic tile double closet Charming center hall Living and dining room have dec fireplace with insert Updated kitchen w wood cabinets and ceramic tile fl Main floor bedroom and full bath Fin basement and additional room/den Ample closet and storage space Nicely maintained Exterior is insel brick, frame, and vinyl siding Shed Court ordered reassed val $119000

26. 1976-04-12
    soldstatus $17,000

ⓘ 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: $4,565 · $380/mo
• Projected year-2 tax: $4,565 · $380/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 6 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,129
• − Mortgage interest: −$15,964
• − Property taxes: −$4,565
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − Depreciation: −$8,291
• Taxable loss: −$4,937
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $1,062/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: Keystone Oaks SD
• NCES district ID: 4212750
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $54,066
• Composite: 47.24/100
• National rank: #2314
• State rank: #116 of 539 in PA

Livability — Green Tree

• Score: 82/100
• State rank: #139
• US rank: #1130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Tree, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,519
• Metro: Pittsburgh, PA
• Population (ZIP): 17,644
• Household income: $75,611
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 503.0

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 (70%)
• Race & ethnicity: White 70% Asian 16% Two or more races 7% Black 7%
• Common ancestry: Romanian 7% Slovak 2% Subsaharan African 1%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 81% English-only · Other Asian/Pacific 10% Other Indo-European 4% Arabic 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: ▼ -101.30%
• Current HPI: 257.2796
• Rent YoY: ▲ 1.99%
• 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

+1576.5% since first listed

12 events — show timeline

• 2026-05-25 Listed $285,000 West Penn MLS
• 2015-08-26 Sold (Public Records) $170,000 Public Records
• 2015-08-25 Price Changed $170,000 West Penn MLS
• 2015-08-24 Sold (MLS) $170,000 West Penn MLS
• 2015-08-24 Price Changed $172,500 West Penn MLS
• 2015-07-23 Contingent — West Penn MLS
• 2015-07-07 Listed $172,500 West Penn MLS
• 2012-06-13 Sold (Public Records) $135,000 Public Records
• 2012-05-17 Price Changed $135,900 West Penn MLS
• 2012-05-17 Sold (MLS) $135,000 West Penn MLS
• 2012-03-29 Listed $135,000 West Penn MLS
• 1976-04-12 Sold (Public Records) $17,000 Public Records

Property tax history

+4.6%/yr

Latest (2026): $4,565 · +2.6% YoY. Source: county tax records.