2859 Broadway Ave · Dormont, PA 15216

$334,900

4 bd · 2.0 ba · 2,361 sqft · MultiFamily public records · 42 Days on market

Built 1920 5,244 sqft lot $142/sqft · 6% below area Est $356k · 6% under

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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 +13.3/30.0
• ARV discount +10.1/15.0
• Livability +4.8/5.0
• Schools +4.7/10.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

If you are looking for a big house that needs a little updating, this is the one! Family owned for 30+ years. Possible 6 bedrooms! Lower level is also partially finished with lots of extra rooms. Beautiful woodwork is prominent throughout. Large rooms, high ceilings, pocket doors, lovely entry, bathrooms on the first and second floor. Awesome front porch. Fantastic location!

Key facts

• Updated baths
• Historic fireplaces
• Updated kitchen

Tags

• DETACHED GARAGE
• FENCED IN YARD
• UPDATED KITCHEN
• UPDATED BATHS
• ORIGINAL POCKET DOORS
• HISTORIC FIREPLACES

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Off-street parking for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: 3-story property; Resale condition
• Construction: Brick construction; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: Upper-level bedrooms (multiple)
• Flooring: Ceramic tile; Laminate; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Gas heating; Steam heating; Wall/window cooling units
• Interior features: Two fireplaces; Multi-pane windows with screens; Unfinished walk-out basement
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $-1 ($-6/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (14.2% below list).
• Recommended offer: $287k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in Dormont — 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 95/100 on livability (#1 in PA, #1 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• 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.
• Zoned schools: Keystone Oaks Ms (math 30% / reading 58%, grade D, #202 of 512 statewide, top 40%, 382 students, 49% FRL); Keystone Oaks Hs (math 67% / reading 24%, grade D-, #183 of 437 statewide, top 43%, 570 students, 35% FRL).
• Market conditions: Rents rising (+3.6%/yr); 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 43% of the median local income ($80k/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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $118k; list at $335k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $287,300 (14.2% 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 42 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.86% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (median comp): $355,715
• List price: $334,900
• Delta: -5.85%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2975 Belrose Ave	0.18mi	5/2.0 (+1)	2,605 (+10%)	20mo	$325,000	$125	53

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-52,512
• Equity at exit: $49,935

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-38,334
• Equity at exit: $28,956

Cash invested: $93,772 (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 15216

• Rents YoY: 3.6%
• Active inventory: 46
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $2,873 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$374 /mo · $4,493/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-1

Break-even live

Break-even rent $2,874

Max offer price $334,807

Occupancy floor 95%

Sensitivity live

Price	-10% $189	-5% $94	+0% $-1	+5% $-95	+10% $-190
Rent	-10% $-227	-5% $-114	+0% $-1	+5% $113	+10% $226
Rate	-1.0pp $168	-0.5pp $85	base $-1	+0.5pp $-87	+1.0pp $-176

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,227
1× unit	3	2	$1,646
Total (2 units)			$2,873

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3247 W Liberty Ave Unit 1 Pittsburgh, PA	5.0	2.0	1600	$2,700	$1.69	0d	1	0.57mi

Listing history 24 events

1. 2026-06-09
   days on market $334,900 Active 42 DOM
2. 2026-06-08
   days on market $334,900 Active 41 DOM
3. 2026-06-07
   days on market $334,900 Active 40 DOM
4. 2026-06-05
   days on market $334,900 Active 37 DOM
5. 2026-06-03
   days on market $334,900 Active 36 DOM
6. 2026-06-02
   days on market $334,900 Active 35 DOM
7. 2026-06-01
   days on market $334,900 Active 34 DOM
8. 2026-05-31
   days on market $334,900 Active 33 DOM
9. 2026-04-28
   listed $334,900 Active 1523-char remark
10. 2026-04-27
    listed $334,900 Active 1523-char remark
11. 2017-06-06
    soldstatus $118,000
12. 2017-06-02
    soldstatus $118,000 Sold

    Show marketing remark (379 chars)

    If you are looking for a big house that needs a little updating, this is the one! Family owned for 30+ years. Possible 6 bedrooms! Lower level is also partially finished with lots of extra rooms. Beautiful woodwork is prominent throughout. Large rooms, high ceilings, pocket doors, lovely entry, bathrooms on the first and second floor. Awesome front porch. Fantastic location!

13. 2017-03-25
    historical Contingent

    Show marketing remark (379 chars)

    If you are looking for a big house that needs a little updating, this is the one! Family owned for 30+ years. Possible 6 bedrooms! Lower level is also partially finished with lots of extra rooms. Beautiful woodwork is prominent throughout. Large rooms, high ceilings, pocket doors, lovely entry, bathrooms on the first and second floor. Awesome front porch. Fantastic location!

14. 2017-03-12
    status Active

    Show marketing remark (379 chars)

    If you are looking for a big house that needs a little updating, this is the one! Family owned for 30+ years. Possible 6 bedrooms! Lower level is also partially finished with lots of extra rooms. Beautiful woodwork is prominent throughout. Large rooms, high ceilings, pocket doors, lovely entry, bathrooms on the first and second floor. Awesome front porch. Fantastic location!

15. 2017-03-01
    historical Contingent

    Show marketing remark (379 chars)

    If you are looking for a big house that needs a little updating, this is the one! Family owned for 30+ years. Possible 6 bedrooms! Lower level is also partially finished with lots of extra rooms. Beautiful woodwork is prominent throughout. Large rooms, high ceilings, pocket doors, lovely entry, bathrooms on the first and second floor. Awesome front porch. Fantastic location!

16. 2017-02-13
    price $119,900

    Show marketing remark (379 chars)

    If you are looking for a big house that needs a little updating, this is the one! Family owned for 30+ years. Possible 6 bedrooms! Lower level is also partially finished with lots of extra rooms. Beautiful woodwork is prominent throughout. Large rooms, high ceilings, pocket doors, lovely entry, bathrooms on the first and second floor. Awesome front porch. Fantastic location!

17. 2016-11-09
    historical Expired
18. 2016-10-22
    listed $124,900 Active

    Show marketing remark (379 chars)

    If you are looking for a big house that needs a little updating, this is the one! Family owned for 30+ years. Possible 6 bedrooms! Lower level is also partially finished with lots of extra rooms. Beautiful woodwork is prominent throughout. Large rooms, high ceilings, pocket doors, lovely entry, bathrooms on the first and second floor. Awesome front porch. Fantastic location!

19. 2016-07-25
    price $155,000
20. 2016-07-25
    status Active
21. 2015-12-12
    historical Withdrawn
22. 2015-11-11
    listed $150,000 Active
23. 2014-10-20
    listed $139,900
24. 2013-10-21
    listed $139,900

ⓘ 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: $4,493 · $374/mo
• Projected year-2 tax: $4,892 · $408/mo
• Expected delta: +$399/yr (+$33/mo · 8.9%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,476
• − Mortgage interest: −$18,760
• − Property taxes: −$4,493
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,758
• − Management: −$2,758
• − Depreciation: −$9,743
• Taxable loss: −$5,710
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $1,364/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 — Dormont

• Score: 95/100
• State rank: #1
• US rank: #1

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dormont, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 21,471
• Household income: $80,313
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 512.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -154.58%
• Current HPI: 272.8301
• Rent YoY: ▲ 3.61%
• 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

+139.4% since first listed

16 events — show timeline

• 2026-04-28 Listed $334,900 West Penn MLS
• 2026-04-27 Listed $334,900 West Penn MLS
• 2017-06-06 Sold (Public Records) $118,000 Public Records
• 2017-06-02 Sold (MLS) $118,000 West Penn MLS
• 2017-03-25 Contingent — West Penn MLS
• 2017-03-12 Relisted — West Penn MLS
• 2017-03-01 Contingent — West Penn MLS
• 2017-02-13 Price Changed $119,900 West Penn MLS
• 2016-11-09 Delisted — West Penn MLS
• 2016-10-22 Listed $124,900 West Penn MLS
• 2016-07-25 Price Changed $155,000 West Penn MLS
• 2016-07-25 Relisted — West Penn MLS
• 2015-12-12 Delisted — West Penn MLS
• 2015-11-11 Listed $150,000 West Penn MLS
• 2014-10-20 Listed $139,900 West Penn MLS
• 2013-10-21 Listed $139,900 West Penn MLS

Property tax history

+3.3%/yr

Latest (2026): $4,493 · +6.1% YoY. Source: county tax records.