803 Burchfield Rd · Allison Park, PA 15101

$125,000

2 bd · 1.0 ba · 1,531 sqft · SingleFamily public records · 113 Days on market

Built 1890 0.71 ac lot $82/sqft · 59% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Secure your own private oasis on nearly a full acre in the heart of Shaler. This expansive property features a deep, substantial lot that stretches far back from the road, offering a unique sense of scale and potential that is rarely found so close to the city. Enjoy the best of both worlds with quick access to Route 8, McKnight Road, and downtown Pittsburgh, all while being situated within the desirable Shaler Area School District. It is truly a blank slate for those looking to build their own custom home or create a bespoke estate on a significant parcel that provides plenty of room to breathe and grow. Please note that there are currently two structures on the premises; however, the value is primarily in the land and the prime location, as the existing buildings would require either a major rehabilitation or a complete tear-down to make way for your new vision. The property is being sold in strictly as-is condition—don't miss this unique chance to own such a deep, expansive lot in a high-demand, convenient area!

Key facts

• Significant parcel
• Deep expansive lot
• High-demand area

Tags

• SUBSTANTIAL LOT
• QUICK ACCESS TO ROUTE 8
• SIGNIFICANT PARCEL
• DEEP EXPANSIVE LOT
• HIGH-DEMAND AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: schools A+, crime A+, employment A+; Watch: health & safety D, amenities F, commute F.
• Shaler Area SD (suburban): math 36% / reading 59% proficiency, ranked #208 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; high-income renter base; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 17% of the median local income ($115k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $125k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $305,026
• List price: $125,000
• Delta: -59.02%
• 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
2919 Kennedy Heights Dr	0.22mi	3/1.5 (+1)	1,362 (-11%)	2mo	$310,000	$228	62
222 Elfinwild Rd	0.51mi	3/2.0 (+1)	1,496 (-2%)	2mo	$315,000	$211	62
407 Laurel Hill Rd	0.35mi	3/2.5 (+1)	1,485 (-3%)	10mo	$325,000	$219	60
2925 Manuel Dr	0.31mi	3/2.0 (+1)	1,435 (-6%)	12mo	$300,000	$209	56
205 Pamela Dr	0.64mi	3/2.0 (+1)	1,492 (-2%)	4mo	$355,000	$238	54
906 Tidal Terrace Dr	0.54mi	3/2.0 (+1)	1,500 (-2%)	11mo	$312,500	$208	53
305 Governor Dr	0.65mi	3/1.5 (+1)	1,549 (+1%)	14mo	$240,000	$155	49
2912 Manuel Dr	0.32mi	3/3.0 (+1)	1,658 (+8%)	13mo	$430,000	$259	47
214 Governor Dr	0.64mi	3/2.0 (+1)	1,352 (-12%)	1mo	$325,000	$240	41
410 Governor Dr	0.60mi	3/2.0 (+1)	1,716 (+12%)	4mo	$335,000	$195	39
3708 Aurelia Dr	0.72mi	3/2.0 (+1)	1,668 (+9%)	7mo	$420,000	$252	36
415 Governor Dr	0.62mi	3/2.5 (+1)	1,700 (+11%)	12mo	$305,000	$179	32

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,087
• Equity at exit: $18,638

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $41,486
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $429

Break-even live

Break-even rent $1,121

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $499	-5% $464	+0% $429	+5% $393	+10% $358
Rent	-10% $297	-5% $363	+0% $429	+5% $494	+10% $560
Rate	-1.0pp $492	-0.5pp $460	base $429	+0.5pp $396	+1.0pp $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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 113 DOM
2. 2026-06-18
   days on market $125,000 Active 110 DOM
3. 2026-06-17
   days on market $125,000 Active 109 DOM
4. 2026-06-16
   days on market $125,000 Active 108 DOM
5. 2026-06-15
   days on market $125,000 Active 107 DOM
6. 2026-06-13
   days on market $125,000 Active 105 DOM
7. 2026-06-13
   days on market $125,000 Active 104 DOM
8. 2026-06-09
   days on market $125,000 Active 101 DOM
9. 2026-06-08
   days on market $125,000 Active 100 DOM
10. 2026-06-07
    days on market $125,000 Active 99 DOM
11. 2026-06-03
    days on market $125,000 Active 95 DOM
12. 2026-06-02
    days on market $125,000 Active 94 DOM
13. 2026-06-01
    days on market $125,000 Active 93 DOM
14. 2026-05-31
    days on market $125,000 Active 92 DOM
15. 2026-04-22
    price $125,000 1066-char remark

    Show marketing remark (1066 chars)

    Location, location, location! Secure your own private oasis on nearly a full acre in the heart of Shaler. This expansive property features a deep, substantial lot that stretches far back from the road, offering a unique sense of scale and potential that is rarely found so close to the city. Enjoy the best of both worlds with quick access to Route 8, McKnight Road, and downtown Pittsburgh, all while being situated within the desirable Shaler Area School District. It is truly a blank slate for those looking to build their own custom home or create a bespoke estate on a significant parcel that provides plenty of room to breathe and grow. Please note that there are currently two structures on the premises; however, the value is primarily in the land and the prime location, as the existing buildings would require either a major rehabilitation or a complete tear-down to make way for your new vision. The property is being sold in strictly as-is condition—don't miss this unique chance to own such a deep, expansive lot in a high-demand, convenient area!

16. 2026-04-22
    price $125,000 1066-char remark

    Show marketing remark (1066 chars)

    Location, location, location! Secure your own private oasis on nearly a full acre in the heart of Shaler. This expansive property features a deep, substantial lot that stretches far back from the road, offering a unique sense of scale and potential that is rarely found so close to the city. Enjoy the best of both worlds with quick access to Route 8, McKnight Road, and downtown Pittsburgh, all while being situated within the desirable Shaler Area School District. It is truly a blank slate for those looking to build their own custom home or create a bespoke estate on a significant parcel that provides plenty of room to breathe and grow. Please note that there are currently two structures on the premises; however, the value is primarily in the land and the prime location, as the existing buildings would require either a major rehabilitation or a complete tear-down to make way for your new vision. The property is being sold in strictly as-is condition—don't miss this unique chance to own such a deep, expansive lot in a high-demand, convenient area!

17. 2026-04-04
    price $150,000 1066-char remark

    Show marketing remark (1066 chars)

    Location, location, location! Secure your own private oasis on nearly a full acre in the heart of Shaler. This expansive property features a deep, substantial lot that stretches far back from the road, offering a unique sense of scale and potential that is rarely found so close to the city. Enjoy the best of both worlds with quick access to Route 8, McKnight Road, and downtown Pittsburgh, all while being situated within the desirable Shaler Area School District. It is truly a blank slate for those looking to build their own custom home or create a bespoke estate on a significant parcel that provides plenty of room to breathe and grow. Please note that there are currently two structures on the premises; however, the value is primarily in the land and the prime location, as the existing buildings would require either a major rehabilitation or a complete tear-down to make way for your new vision. The property is being sold in strictly as-is condition—don't miss this unique chance to own such a deep, expansive lot in a high-demand, convenient area!

18. 2026-04-04
    price $150,000 1066-char remark

    Show marketing remark (1066 chars)

    Location, location, location! Secure your own private oasis on nearly a full acre in the heart of Shaler. This expansive property features a deep, substantial lot that stretches far back from the road, offering a unique sense of scale and potential that is rarely found so close to the city. Enjoy the best of both worlds with quick access to Route 8, McKnight Road, and downtown Pittsburgh, all while being situated within the desirable Shaler Area School District. It is truly a blank slate for those looking to build their own custom home or create a bespoke estate on a significant parcel that provides plenty of room to breathe and grow. Please note that there are currently two structures on the premises; however, the value is primarily in the land and the prime location, as the existing buildings would require either a major rehabilitation or a complete tear-down to make way for your new vision. The property is being sold in strictly as-is condition—don't miss this unique chance to own such a deep, expansive lot in a high-demand, convenient area!

19. 2026-02-28
    listed $200,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Location, location, location! Secure your own private oasis on nearly a full acre in the heart of Shaler. This expansive property features a deep, substantial lot that stretches far back from the road, offering a unique sense of scale and potential that is rarely found so close to the city. Enjoy the best of both worlds with quick access to Route 8, McKnight Road, and downtown Pittsburgh, all while being situated within the desirable Shaler Area School District. It is truly a blank slate for those looking to build their own custom home or create a bespoke estate on a significant parcel that provides plenty of room to breathe and grow. Please note that there are currently two structures on the premises; however, the value is primarily in the land and the prime location, as the existing buildings would require either a major rehabilitation or a complete tear-down to make way for your new vision. The property is being sold in strictly as-is condition—don't miss this unique chance to own such a deep, expansive lot in a high-demand, convenient area!

20. 2026-02-26
    listed $200,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Location, location, location! Secure your own private oasis on nearly a full acre in the heart of Shaler. This expansive property features a deep, substantial lot that stretches far back from the road, offering a unique sense of scale and potential that is rarely found so close to the city. Enjoy the best of both worlds with quick access to Route 8, McKnight Road, and downtown Pittsburgh, all while being situated within the desirable Shaler Area School District. It is truly a blank slate for those looking to build their own custom home or create a bespoke estate on a significant parcel that provides plenty of room to breathe and grow. Please note that there are currently two structures on the premises; however, the value is primarily in the land and the prime location, as the existing buildings would require either a major rehabilitation or a complete tear-down to make way for your new vision. The property is being sold in strictly as-is condition—don't miss this unique chance to own such a deep, expansive lot in a high-demand, convenient area!

21. 1997-03-07
    soldstatus $20,000

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,722 · $143/mo
• Expected delta: +$253/yr (+$21/mo · 17.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $19,963
• − Mortgage interest: −$7,002
• − Property taxes: −$1,468
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$3,636
• Taxable income: $3,370
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $4,335/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: Shaler Area SD
• NCES district ID: 4221200
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $57,411
• Composite: 41.33/100
• National rank: #3506
• State rank: #208 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

+525.0% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $125,000 West Penn MLS
• 2026-04-22 Price Changed $125,000 West Penn MLS
• 2026-04-04 Price Changed $150,000 West Penn MLS
• 2026-04-04 Price Changed $150,000 West Penn MLS
• 2026-02-28 Listed $200,000 West Penn MLS
• 2026-02-26 Listed $200,000 West Penn MLS
• 1997-03-07 Sold (Public Records) $20,000 Public Records

Property tax history

+7.2%/yr

Latest (2026): $1,468 · +0.0% YoY. Source: county tax records.