9431 Glendale Rd · Penn Hills, PA 15235

$45,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 28 Days on market

Built 1929 8,886 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
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable cape cod with so much potential! Large lot! Generous room sizes! Centrally located!!

Key facts

• 8,886 sq ft lot
• Built 1929
• Listed 28 days

Property features AI

Exterior

• Parking: On-street parking
• Home design: Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Carpet and vinyl flooring; Unfinished basement with walk-up access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $16k; list at $45k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.42% ✓
• Cap rate: 27.17%
• Cash-on-cash: 74.57%
• DSCR: 4.32
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9611 Emerson St	0.26mi	3/1.0	1,120 (-7%)	1mo	$75,000	$67	76
108 Lavern St	0.40mi	3/1.5	1,176 (-2%)	4mo	$175,000	$149	73
7895 Mark Dr	0.46mi	3/2.0	1,200 (0%)	4mo	$115,500	$96	71
139 Howard St	0.44mi	3/1.0	1,160 (-3%)	5mo	$105,000	$91	70
310 Mccutcheon Ln	0.39mi	3/2.0	1,163 (-3%)	5mo	$70,000	$60	68
2036 Sampson St	0.63mi	3/2.0	1,218 (+2%)	1mo	$162,000	$133	64
35 Verona Rd	0.36mi	2/1.0 (-1)	1,122 (-6%)	5mo	$24,900	$22	63
571 Grove Rd	0.73mi	3/1.0	1,200 (0%)	4mo	$85,000	$71	62
361 Orin St	0.67mi	3/1.0	1,100 (-8%)	0mo	$125,500	$114	55
8250 Aber Rd	0.55mi	3/2.0	1,364 (+14%)	1mo	$220,000	$161	47
7841 Mark Dr	0.64mi	3/2.0	1,350 (+12%)	1mo	$214,000	$159	44
3012 Crab Hollow Rd	0.74mi	3/2.0	1,372 (+14%)	4mo	$131,000	$95	34

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 80.2%
• Equity multiple: 4.98×
• Total profit: $50,168
• Equity at exit: $6,710

10-year hold

• IRR: 85.0%
• Equity multiple: 12.28×
• Total profit: $142,146
• Equity at exit: $3,891

Cash invested: $12,600 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$236
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $783

Break-even live

Break-even rent $546

Max offer price $45,000

Occupancy floor 44%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	0.28mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	43d	1	0.31mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	43d	1	0.36mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	23d	1	0.48mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	43d	1	0.56mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	0.60mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	3d	1	0.63mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	0.70mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	23d	1	0.73mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	7d	1	0.76mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	0.80mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	0.89mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	0.89mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	17d	1	0.95mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	1d	1	1.12mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	7d	2	1.13mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	1.18mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	43d	1	1.23mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.25mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	43d	1	1.25mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	23d	1	1.30mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	14d	1	1.37mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	1.47mi
1426 Homestead Rd Unit 3 Verona, PA	3.0	1.0	1000	$1,499	$1.50	12d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $45,000 Active 28 DOM
2. 2026-06-17
   days on market $45,000 Active 27 DOM
3. 2026-06-16
   days on market $45,000 Active 26 DOM
4. 2026-06-15
   days on market $45,000 Active 25 DOM
5. 2026-06-13
   days on market $45,000 Active 23 DOM
6. 2026-06-13
   days on market $45,000 Active 22 DOM
7. 2026-06-09
   days on market $45,000 Active 19 DOM
8. 2026-06-08
   days on market $45,000 Active 18 DOM
9. 2026-06-07
   days on market $45,000 Active 17 DOM
10. 2026-06-05
    days on market $45,000 Active 14 DOM
11. 2026-06-03
    days on market $45,000 Active 13 DOM
12. 2026-06-02
    days on market $45,000 Active 12 DOM
13. 2026-06-01
    days on market $45,000 Active 11 DOM
14. 2026-05-31
    days on market $45,000 Active 10 DOM
15. 2026-05-21
    listed $45,000 Active
16. 2025-07-23
    soldstatus $16,500 Closed 93-char remark

    Show marketing remark (93 chars)

    Adorable cape cod with so much potential! Large lot! Generous room sizes! Centrally located!!

17. 2025-06-26
    historical Contingent 93-char remark

    Show marketing remark (93 chars)

    Adorable cape cod with so much potential! Large lot! Generous room sizes! Centrally located!!

18. 2025-06-11
    listed $19,900 Active 93-char remark

    Show marketing remark (93 chars)

    Adorable cape cod with so much potential! Large lot! Generous room sizes! Centrally located!!

ⓘ 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: $2,123 · $177/mo
• Projected year-2 tax: $2,123 · $177/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 ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,449
• − Mortgage interest: −$2,521
• − Property taxes: −$2,123
• − Insurance: −$225
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$1,309
• Taxable income: $9,320
• Est. tax owed @ 24.0%: −$2,237
• After-tax cash flow: $7,159/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Penn Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

+126.1% since first listed

4 events — show timeline

• 2026-05-21 Listed $45,000 West Penn MLS
• 2025-07-23 Sold (MLS) $16,500 West Penn MLS
• 2025-06-26 Contingent — West Penn MLS
• 2025-06-11 Listed $19,900 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $2,123 · +0.0% YoY. Source: county tax records.