2302 Middle Rd · Allison Park, PA 15116

$195,000

3 bd · 1.5 ba · 1,953 sqft · SingleFamily public records · 1 Days on market

Built 1969 0.87 ac lot Est $385k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great floorplan! High ceilings and a retro layout with so much potential. The house is in disrepair and will require extensive repairs before moving in. Home is priced according to the home's condition. Home is being sold in as-is condition. Fox Chapel Schools and Fariview Elementary.

Key facts

• 0.87 acre lot
• 2 parking spots
• Built 1969

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer; Electric service (implied)
• Home design: Two-story home; Asphalt roof
• Construction: Asphalt roof
• Exterior features: Public water; Public sewer; Approximately 0.871-acre lot; Property is resale

Interior

• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas hot water heating; Central air conditioning
• Interior features: Tile flooring; Has basement; Wood-burning fireplace on the lower level (one fireplace)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Cap rate 10.8% 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.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Dorseyville Ms (math 59% / reading 82%, grade A, #11 of 512 statewide, top 2%, 967 students, 24% FRL); Fox Chapel Area Hs (math 87%, 1,283 students, 25% FRL).
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $195,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.44% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $384,741
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2302 Middle Rd	0.00mi	4/2.0 (+1)	1,953 (0%)	0mo	$195,000	$100	93
2709 Tillia St	0.44mi	3/2.5	1,832 (-6%)	0mo	$360,000	$197	65
2642 Sapling	0.51mi	3/3.0	2,023 (+4%)	3mo	$350,000	$173	62
2729 Tillia St	0.38mi	4/2.0 (+1)	1,931 (-1%)	15mo	$376,000	$195	61
1421 Lakeside Dr	0.64mi	3/2.0	1,868 (-4%)	1mo	$400,000	$214	60
2521 Rose Dr	0.63mi	4/2.5 (+1)	1,933 (-1%)	4mo	$310,000	$160	57
708 Mica Dr	0.75mi	3/2.5	1,877 (-4%)	8mo	$400,000	$213	48
3111 Hemlock Dr	0.55mi	4/2.5 (+1)	1,944 (-0%)	21mo	$410,000	$211	47
3112 Ponderosa Dr	0.44mi	4/2.5 (+1)	1,810 (-7%)	15mo	$260,000	$144	46
1500 Fernledge Dr	0.67mi	3/2.5	1,714 (-12%)	3mo	$378,000	$221	42
1446 Balsam Dr	0.59mi	4/2.5 (+1)	1,728 (-12%)	21mo	$260,000	$150	26
2605 Sapling St	0.56mi	4/2.5 (+1)	1,674 (-14%)	22mo	$440,000	$263	22

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $15,174
• Equity at exit: $29,075

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $73,783
• Equity at exit: $16,860

Cash invested: $54,600 (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 15116

• Home prices YoY: -32.7%
• Active inventory: 33
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$376 /mo · $4,509/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $732

Break-even live

Break-even rent $1,873

Max offer price $195,000

Occupancy floor 69%

Sensitivity live

Price	-10% $843	-5% $788	+0% $732	+5% $677	+10% $622
Rent	-10% $511	-5% $622	+0% $732	+5% $843	+10% $954
Rate	-1.0pp $831	-0.5pp $782	base $732	+0.5pp $682	+1.0pp $631

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3137 Harts Run Rd Allison Park, PA	3.0	1.5	1386	$2,800	$2.02	0d	1	0.79mi

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-05-08
   listed $195,000 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: $4,509 · $376/mo
• Projected year-2 tax: $4,509 · $376/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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$10,923
• − Property taxes: −$4,509
• − Insurance: −$975
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$5,673
• Taxable income: $6,145
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $7,315/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 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

• City population: 26,036
• Population (ZIP): 14,294

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 1%
• Common ancestry: Romanian 9% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 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: ▼ -128.02%
• Current HPI: 263.6997
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-09 Pending — West Penn MLS
• 2026-05-08 Listed $195,000 West Penn MLS

Property tax history

+1.6%/yr

Latest (2026): $4,509 · +1.6% YoY. Source: county tax records.