431 Ella St · Wilkinsburg, PA 15221

$165,000

6 bd · 3.0 ba · 2,471 sqft · MultiFamily public records · 50 Days on market

Built 1880 3,136 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Excellent passive income investment opportunity. Centrally located, fully occupied, close to bus routes, highways, shopping and restaurants.

Key facts

• Fully leased
• Public transit
• All brick

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• FULLY LEASED
• ALL BRICK
• UPDATES THROUGHOUT
• EASY ACCESS TO MAJOR ROUTES
• PUBLIC TRANSIT

Property features AI

Finance

• Financial info: Gross annual rental income reported at $23,580; Individual rents reported: $540, $650, $775

Exterior

• Parking: On-street parking (total 3 parking spaces)
• Home design: Residential zoning
• Construction: Brick construction; Asphalt roof
• Exterior features: Lot dimensions approximately 33 x 111

Interior

• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Bathrooms: Three full bathrooms (one per unit)
• Interior features: Property contains three residential units; Public transportation nearby

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $482/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 11.3% in Wilkinsburg — 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 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,363/mo this rent would consume 73% of the median local household income ($55k/yr) (locally 1933% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.04% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.57%
• DSCR: 2.67
• GRM: 4.1

CMA / ARV

• ARV (median comp): $82,825
• List price: $165,000
• Delta: 99.22%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.48×
• Total profit: $68,413
• Equity at exit: $24,602

10-year hold

• IRR: 41.9%
• Equity multiple: 5.13×
• Total profit: $190,831
• Equity at exit: $14,266

Cash invested: $46,200 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,363 high
• Mortgage (P&I): −$865
• Tax from tax record: −$276 /mo · $3,316/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $1,446

Break-even live

Break-even rent $1,532

Max offer price $165,000

Occupancy floor 52%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,294
1× unit	1	1	$1,069
Total (3 units)			$3,363

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $165,000 Active 50 DOM
2. 2026-06-17
   days on market $165,000 Active 49 DOM
3. 2026-06-16
   days on market $165,000 Active 48 DOM
4. 2026-06-15
   days on market $165,000 Active 47 DOM
5. 2026-06-13
   days on market $165,000 Active 45 DOM
6. 2026-06-09
   days on market $165,000 Active 41 DOM
7. 2026-06-08
   days on market $165,000 Active 40 DOM
8. 2026-06-07
   days on market $165,000 Active 39 DOM
9. 2026-06-05
   days on market $165,000 Active 36 DOM
10. 2026-06-03
    days on market $165,000 Active 35 DOM
11. 2026-06-02
    days on market $165,000 Active 34 DOM
12. 2026-06-01
    days on market $165,000 Active 33 DOM
13. 2026-05-31
    days on market $165,000 Active 32 DOM
14. 2026-04-29
    listed $165,000 Active 600-char remark
15. 2025-12-11
    price $167,500 140-char remark

    Show marketing remark (140 chars)

    Excellent passive income investment opportunity. Centrally located, fully occupied, close to bus routes, highways, shopping and restaurants.

16. 2025-09-17
    listed $185,000 Active 140-char remark

    Show marketing remark (140 chars)

    Excellent passive income investment opportunity. Centrally located, fully occupied, close to bus routes, highways, shopping and restaurants.

17. 2022-09-07
    status Pending

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

18. 2022-09-07
    soldstatus $135,000 Closed

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

19. 2022-08-08
    historical Contingent

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

20. 2022-07-10
    price $150,000

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

21. 2022-06-13
    price $169,900

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

22. 2022-06-09
    price $179,900

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

23. 2022-06-07
    status Active

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

24. 2022-05-16
    historical Contingent

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

25. 2022-01-08
    price $199,900

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

26. 2021-12-13
    price $234,900

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

27. 2021-10-27
    listed $249,900 Active

    Show marketing remark (133 chars)

    HANDSOME BUILDING IN GREAT LOCATION! ON BUS LINE! WALK TO REGENT SQUARE AND MINUTES TO 376 ALL UNITS SPACIOUS AND IN GREAT CONDITION!

28. 1984-06-01
    soldstatus $24,000

ⓘ 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: $3,316 · $276/mo
• Projected year-2 tax: $3,316 · $276/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 4/10 Moderate 7 d/yr ≥98°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: $40,356
• − Mortgage interest: −$9,243
• − Property taxes: −$3,316
• − Insurance: −$825
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − Depreciation: −$4,800
• Taxable income: $15,715
• Est. tax owed @ 24.0%: −$3,772
• After-tax cash flow: $13,585/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

+587.5% since first listed

15 events — show timeline

• 2026-04-29 Listed $165,000 West Penn MLS
• 2025-12-11 Price Changed $167,500 West Penn MLS
• 2025-09-17 Listed $185,000 West Penn MLS
• 2022-09-07 Pending — West Penn MLS
• 2022-09-07 Sold (MLS) $135,000 West Penn MLS
• 2022-08-08 Contingent — West Penn MLS
• 2022-07-10 Price Changed $150,000 West Penn MLS
• 2022-06-13 Price Changed $169,900 West Penn MLS
• 2022-06-09 Price Changed $179,900 West Penn MLS
• 2022-06-07 Relisted — West Penn MLS
• 2022-05-16 Contingent — West Penn MLS
• 2022-01-08 Price Changed $199,900 West Penn MLS
• 2021-12-13 Price Changed $234,900 West Penn MLS
• 2021-10-27 Listed $249,900 West Penn MLS
• 1984-06-01 Sold (Public Records) $24,000 Public Records

Property tax history

-0.6%/yr

Latest (2026): $3,316 · +3.0% YoY. Source: county tax records.