2923-2925 Brownsville Rd · Brentwood, PA 15227

$289,000

6 bd · 3.0 ba · — sqft · MultiFamily · 265 Days on market

Fair condition 6,403 sqft lot Est $210k · 38% over ↓ 12% since listing

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Why this score? — see what drove the C 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• 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

Welcome to 2923-2925 Brownsville Road! This well-maintained triplex in Brentwood Borough is a great opportunity for investors or homeowners alike, with each unit featuring its own entrance and separate utilities for added convenience and privacy. Unit 1 is a cozy 1-bedroom, 1-bath featuring an inviting outdoor living space. Unit 2 is a spacious 2-bedroom, 1-bath with a practical layout. The standout is Unit 3, a generous 3-bedroom, 1-bath providing plenty of room for larger households. Bright kitchens and comfortable living areas add to each unit's appeal. The location is ideal - walkable to restaurants, shopping and public transportation. With a mix of unit sizes to attract a variety of renters, this property is a versatile addition to any portfolio. Brentwood's central location and strong rental market make this a reliable income-producing asset. Whether you're expanding your portfolio or exploring multi-generational living, this triplex is a must see!

Key facts

• Central location
• Strong rental market
• Outdoor living space

Tags

• OUTDOOR LIVING SPACE
• WALKABLE TO RESTAURANTS
• STRONG RENTAL MARKET
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba + 1×3bd/1ba units multifamily listed at $289k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive. Per door: $262/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.3% in Brentwood — 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 81/100 on livability (#178 in PA, #1,479 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities C-.
• Brentwood Borough SD (suburban): math 29% / reading 50% proficiency, ranked #357 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,524/mo this rent would consume 56% of the median local household income ($75k/yr) (locally 780% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $81k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $254,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.22% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $209,823
• List price: $289,000
• Delta: 37.74%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2931 Clermont Ave	0.06mi	6/2.0	—	1mo	$247,000	—	80
20 Belplain St	0.30mi	6/3.5	—	9mo	$180,000	—	64
3349-3351 Bookman	0.39mi	6/3.0	—	22mo	$247,300	—	51
8-10 Pointview Rd	0.59mi	7/4.0 (+1)	—	3mo	$422,000	—	48
46 Clifton St	0.50mi	5/2.0 (-1)	—	21mo	$170,000	—	38
443 Spencer	0.75mi	5/4.0 (-1)	—	11mo	$224,900	—	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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $8,109
• Equity at exit: $43,091

10-year hold

• IRR: 13.4%
• Equity multiple: 2.14×
• Total profit: $91,945
• Equity at exit: $24,987

Cash invested: $80,920 (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 15227

• Home prices YoY: -27.5%
• Rents YoY: 4.3%
• Active inventory: 117
• Price-to-rent: 24.7×

Monthly cashflow live

• Estimated rent: $3,524 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $787

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 73%

Sensitivity live

Price	-10% $986	-5% $887	+0% $787	+5% $687	+10% $587
Rent	-10% $508	-5% $648	+0% $787	+5% $926	+10% $1,065
Rate	-1.0pp $932	-0.5pp $860	base $787	+0.5pp $712	+1.0pp $636

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$973
1× unit	2	1	$1,125
1× unit	3	1	$1,426
Total (3 units)			$3,524

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $289,000 Active 265 DOM
2. 2026-06-17
   days on market $289,000 Active 264 DOM
3. 2026-06-16
   days on market $289,000 Active 263 DOM
4. 2026-06-15
   days on market $289,000 Active 262 DOM
5. 2026-06-13
   days on market $289,000 Active 260 DOM
6. 2026-06-13
   days on market $289,000 Active 259 DOM
7. 2026-06-09
   days on market $289,000 Active 256 DOM
8. 2026-06-08
   days on market $289,000 Active 255 DOM
9. 2026-06-07
   days on market $289,000 Active 254 DOM
10. 2026-06-05
    days on market $289,000 Active 251 DOM
11. 2026-06-03
    days on market $289,000 Active 250 DOM
12. 2026-06-02
    days on market $289,000 Active 249 DOM
13. 2026-06-01
    days on market $289,000 Active 248 DOM
14. 2026-05-31
    days on market $289,000 Active 247 DOM
15. 2026-02-01
    price $289,000 968-char remark

    Show marketing remark (968 chars)

    Welcome to 2923-2925 Brownsville Road! This well-maintained triplex in Brentwood Borough is a great opportunity for investors or homeowners alike, with each unit featuring its own entrance and separate utilities for added convenience and privacy. Unit 1 is a cozy 1-bedroom, 1-bath featuring an inviting outdoor living space. Unit 2 is a spacious 2-bedroom, 1-bath with a practical layout. The standout is Unit 3, a generous 3-bedroom, 1-bath providing plenty of room for larger households. Bright kitchens and comfortable living areas add to each unit's appeal. The location is ideal - walkable to restaurants, shopping and public transportation. With a mix of unit sizes to attract a variety of renters, this property is a versatile addition to any portfolio. Brentwood's central location and strong rental market make this a reliable income-producing asset. Whether you're expanding your portfolio or exploring multi-generational living, this triplex is a must see!

16. 2025-09-26
    listed $299,900 Active 968-char remark

    Show marketing remark (968 chars)

    Welcome to 2923-2925 Brownsville Road! This well-maintained triplex in Brentwood Borough is a great opportunity for investors or homeowners alike, with each unit featuring its own entrance and separate utilities for added convenience and privacy. Unit 1 is a cozy 1-bedroom, 1-bath featuring an inviting outdoor living space. Unit 2 is a spacious 2-bedroom, 1-bath with a practical layout. The standout is Unit 3, a generous 3-bedroom, 1-bath providing plenty of room for larger households. Bright kitchens and comfortable living areas add to each unit's appeal. The location is ideal - walkable to restaurants, shopping and public transportation. With a mix of unit sizes to attract a variety of renters, this property is a versatile addition to any portfolio. Brentwood's central location and strong rental market make this a reliable income-producing asset. Whether you're expanding your portfolio or exploring multi-generational living, this triplex is a must see!

17. 2024-04-21
    price $319,000 651-char remark

    Show marketing remark (651 chars)

    This Spacious Triplex is in beautiful condition from top to bottom! The 3-bed unit has additional finished bonus space on the 3rd floor. The first floor 2 bed unit is currently rented. The lower level 1 bed apartment has a separate entry from the inviting deck to the updated kitchen, this unit also boasts a walk-in closet. Separatee utilities are in place. Live in one and rent the other two! Location is prime and is also zoned commercial for use as offices/apartment above for a work life option as well. Fantastic location! On the Bus line, minutes from town, & shopping districts. This is the investment property you have been waiting for!

18. 2024-01-11
    listed $329,000 Active 651-char remark

    Show marketing remark (651 chars)

    This Spacious Triplex is in beautiful condition from top to bottom! The 3-bed unit has additional finished bonus space on the 3rd floor. The first floor 2 bed unit is currently rented. The lower level 1 bed apartment has a separate entry from the inviting deck to the updated kitchen, this unit also boasts a walk-in closet. Separatee utilities are in place. Live in one and rent the other two! Location is prime and is also zoned commercial for use as offices/apartment above for a work life option as well. Fantastic location! On the Bus line, minutes from town, & shopping districts. This is the investment property you have been waiting for!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $42,288
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,383
• − Management: −$3,383
• − Depreciation: −$8,407
• Taxable income: $5,146
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $8,206/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations to improve its condition and appeal to buyers and renters. Upgrading the kitchen and exterior paint would significantly increase its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance
• Moderate Appliances — Older models, may need replacement
• Minor Flooring — Checkered pattern, could be replaced

Value-add opportunities

• Both New kitchen cabinets and appliances — Modernizes the space and improves functionality
• Both Paint exterior and replace carpet — Enhances curb appeal and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
Appliances · Older models, may need replacement	Moderate	$3,000–15,000
Flooring · Checkered pattern, could be replaced	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both New kitchen cabinets and appliances — Modernizes the space and improves functionality ↑
• Both Paint exterior and replace carpet — Enhances curb appeal and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brentwood Borough SD
• NCES district ID: 4204140
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $49,260
• Composite: 33.92/100
• National rank: #5341
• State rank: #357 of 539 in PA

Livability — Brentwood

• Score: 81/100
• State rank: #178
• US rank: #1479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, PA
• County: Allegheny County · 1,022,028 people
• City population: 28,460
• Metro: Pittsburgh, PA
• Population (ZIP): 28,460
• Household income: $75,448
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 780.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Asian 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Scotch-Irish 2% Slovak 1%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 89% English-only · Other Indo-European 6% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -92.53%
• Current HPI: 243.6383
• Rent YoY: ▲ 4.33%
• 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

-12.2% since first listed

4 events — show timeline

• 2026-02-01 Price Changed $289,000 West Penn MLS
• 2025-09-26 Listed $299,900 West Penn MLS
• 2024-04-21 Price Changed $319,000 West Penn MLS
• 2024-01-11 Listed $329,000 West Penn MLS