1342 Quail Run Cir · Bethel Park, PA 15102

$215,000

3 bd · 2.5 ba · 1,800 sqft · Townhouse public records · 7 Days on market

Built 1984 $119/sqft · 17% below area Est $260k · 17% under $327/mo HOA · 18% of rent

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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).

• ARV discount +15.0/15.0
• Schools +5.6/10.0
• Cash flow +5.0/30.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Finally—a spacious, end unit, townhouse that truly has it all! This well-designed home features three generously sized bedrooms, 2.5 bathrooms, and a versatile layout perfect for today’s lifestyle. The main level offers a bright living room, formal dining room, and a comfortable family room complete with a cozy fireplace. Glass door from family room leads to a brand new deck. Upstairs are generous sized three bedrooms, including a primary suite with a walk-in closet and private bath. The home also boasts a highly sought-after two-car garage—yes, a true two-car garage, a rare find in townhome living! The lower level provides additional flexible space, ideal for a game room, home office, or gym. Step outside to a brand-new deck overlooking a peaceful meadow—perfect for relaxing or entertaining. Enjoy the added bonus of being walkable to the Montour Trail—perfect for biking, walking, or simply taking in the outdoors. If you love an active lifestyle, it’s all right outside your door. The HOA offers exceptional value by covering roof, siding, lawn care, landscaping, snow removal, deck maintenance, and driveway sealing—making for truly low-maintenance living. With spacious rooms, room to grow, and space to work from home, this property offers both comfort and functionality. Homes like this don’t come along often!

Key facts

• Finished flex space
• Serene meadow views
• Newer decks

Tags

• END-UNIT PRIVACY
• SERENE MEADOW VIEWS
• FULLY EQUIPPED KITCHEN
• NEWER DECKS
• FINISHED FLEX SPACE

Property features AI

Finance

• HOA & community: Monthly association fee of $327; Community access to public transportation

Exterior

• Parking: Attached garage with built-in parking and garage door opener (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property
• Construction: Brick and vinyl siding exterior; Asphalt roof
• Exterior features: Common lot; Public transportation access nearby

Interior

• Kitchen: Kitchen (main level) with stove, microwave, refrigerator, dishwasher; Some electric appliances
• Bedrooms: Upper-level bedrooms (multiple): 14x11, 19x12, 17x12; Lower-level bonus room: 13x11
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Walk-out basement with rec/family area; Gas fireplace in family/living room
• Laundry & utility: Basement utilities/space (basement present)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-508 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (41.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (14.2% below list).
• Recommended offer: $125k (41.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 85/100 on livability (#70 in PA, #483 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, commute F.
• Bethel Park SD (suburban): math 52% / reading 76% proficiency, ranked #50 of 539 in PA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 91 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).

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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $145k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $125,173 (41.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.14%
• DSCR: 0.55
• GRM: 9.7

CMA / ARV

• ARV (median comp): $259,522
• List price: $215,000
• Delta: -7.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 Parsonage Ln	0.06mi	3/2.5	1,920 (+7%)	6mo	$240,000	$125	81
1402 Magnolia Ct	0.13mi	2/2.5 (-1)	1,728 (-4%)	7mo	$215,000	$124	77
1403 Magnolia Ct	0.13mi	4/2.5 (+1)	1,680 (-7%)	18mo	$250,000	$149	63
1706 Parsonage Ln	0.07mi	2/2.5 (-1)	1,542 (-14%)	20mo	$218,000	$141	52

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -30.5%
• Equity multiple: -0.03×
• Total profit: $-62,265
• Equity at exit: $32,057

10-year hold

• IRR: -20.7%
• Equity multiple: -0.24×
• Total profit: $-74,601
• Equity at exit: $18,589

Cash invested: $60,200 (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 15102

• Rents YoY: 5.4%
• Active inventory: 91
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$421 /mo · $5,058/yr
• Insurance: −$90
• HOA: −$327
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-508

Break-even live

Break-even rent $2,488

Max offer price $125,173

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6478 2nd Ave South Park, PA	3.0	2.0	1326	$1,795	$1.35	43d	1	0.87mi

HOA detail

• Monthly dues: $327 · $3,924/yr
• Likely covers: landscapingsnow removalgym

Listing history 26 events

1. 2026-06-18
   days on market $215,000 Active 7 DOM
2. 2026-06-17
   days on market $215,000 Active 6 DOM
3. 2026-06-16
   days on market $215,000 Active 5 DOM
4. 2026-06-15
   days on market $215,000 Active 4 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   pricedays on marketlisting id $215,000 Active 2 DOM
7. 2026-06-08
   days on market $239,999 Active 34 DOM

   Show marketing remark (1378 chars)

   Finally—a spacious, end unit, townhouse that truly has it all! This well-designed home features three generously sized bedrooms, 2.5 bathrooms, and a versatile layout perfect for today’s lifestyle. The main level offers a bright living room, formal dining room, and a comfortable family room complete with a cozy fireplace. Glass door from family room leads to a brand new deck. Upstairs are generous sized three bedrooms, including a primary suite with a walk-in closet and private bath. The home also boasts a highly sought-after two-car garage—yes, a true two-car garage, a rare find in townhome living! The lower level provides additional flexible space, ideal for a game room, home office, or gym. Step outside to a brand-new deck overlooking a peaceful meadow—perfect for relaxing or entertaining. Enjoy the added bonus of being walkable to the Montour Trail—perfect for biking, walking, or simply taking in the outdoors. If you love an active lifestyle, it’s all right outside your door. The HOA offers exceptional value by covering roof, siding, lawn care, landscaping, snow removal, deck maintenance, and driveway sealing—making for truly low-maintenance living. With spacious rooms, room to grow, and space to work from home, this property offers both comfort and functionality. Homes like this don’t come along often!

8. 2026-06-07
   pricedays on market $239,999 Active 33 DOM
9. 2026-06-05
   days on market $245,000 Active 30 DOM

   Show marketing remark (1378 chars)

   Finally—a spacious, end unit, townhouse that truly has it all! This well-designed home features three generously sized bedrooms, 2.5 bathrooms, and a versatile layout perfect for today’s lifestyle. The main level offers a bright living room, formal dining room, and a comfortable family room complete with a cozy fireplace. Glass door from family room leads to a brand new deck. Upstairs are generous sized three bedrooms, including a primary suite with a walk-in closet and private bath. The home also boasts a highly sought-after two-car garage—yes, a true two-car garage, a rare find in townhome living! The lower level provides additional flexible space, ideal for a game room, home office, or gym. Step outside to a brand-new deck overlooking a peaceful meadow—perfect for relaxing or entertaining. Enjoy the added bonus of being walkable to the Montour Trail—perfect for biking, walking, or simply taking in the outdoors. If you love an active lifestyle, it’s all right outside your door. The HOA offers exceptional value by covering roof, siding, lawn care, landscaping, snow removal, deck maintenance, and driveway sealing—making for truly low-maintenance living. With spacious rooms, room to grow, and space to work from home, this property offers both comfort and functionality. Homes like this don’t come along often!

10. 2026-06-03
    days on market $245,000 Active 29 DOM
11. 2026-06-02
    days on market $245,000 Active 28 DOM
12. 2026-06-01
    days on market $245,000 Active 27 DOM
13. 2026-05-31
    pricedays on market $245,000 Active 26 DOM

    Show marketing remark (1378 chars)

    Finally—a spacious, end unit, townhouse that truly has it all! This well-designed home features three generously sized bedrooms, 2.5 bathrooms, and a versatile layout perfect for today’s lifestyle. The main level offers a bright living room, formal dining room, and a comfortable family room complete with a cozy fireplace. Glass door from family room leads to a brand new deck. Upstairs are generous sized three bedrooms, including a primary suite with a walk-in closet and private bath. The home also boasts a highly sought-after two-car garage—yes, a true two-car garage, a rare find in townhome living! The lower level provides additional flexible space, ideal for a game room, home office, or gym. Step outside to a brand-new deck overlooking a peaceful meadow—perfect for relaxing or entertaining. Enjoy the added bonus of being walkable to the Montour Trail—perfect for biking, walking, or simply taking in the outdoors. If you love an active lifestyle, it’s all right outside your door. The HOA offers exceptional value by covering roof, siding, lawn care, landscaping, snow removal, deck maintenance, and driveway sealing—making for truly low-maintenance living. With spacious rooms, room to grow, and space to work from home, this property offers both comfort and functionality. Homes like this don’t come along often!

14. 2026-05-16
    price $269,900 1378-char remark

    Show marketing remark (1378 chars)

    Finally—a spacious, end unit, townhouse that truly has it all! This well-designed home features three generously sized bedrooms, 2.5 bathrooms, and a versatile layout perfect for today’s lifestyle. The main level offers a bright living room, formal dining room, and a comfortable family room complete with a cozy fireplace. Glass door from family room leads to a brand new deck. Upstairs are generous sized three bedrooms, including a primary suite with a walk-in closet and private bath. The home also boasts a highly sought-after two-car garage—yes, a true two-car garage, a rare find in townhome living! The lower level provides additional flexible space, ideal for a game room, home office, or gym. Step outside to a brand-new deck overlooking a peaceful meadow—perfect for relaxing or entertaining. Enjoy the added bonus of being walkable to the Montour Trail—perfect for biking, walking, or simply taking in the outdoors. If you love an active lifestyle, it’s all right outside your door. The HOA offers exceptional value by covering roof, siding, lawn care, landscaping, snow removal, deck maintenance, and driveway sealing—making for truly low-maintenance living. With spacious rooms, room to grow, and space to work from home, this property offers both comfort and functionality. Homes like this don’t come along often!

15. 2026-05-06
    listed $275,000 Active 1378-char remark

    Show marketing remark (1378 chars)

    Finally—a spacious, end unit, townhouse that truly has it all! This well-designed home features three generously sized bedrooms, 2.5 bathrooms, and a versatile layout perfect for today’s lifestyle. The main level offers a bright living room, formal dining room, and a comfortable family room complete with a cozy fireplace. Glass door from family room leads to a brand new deck. Upstairs are generous sized three bedrooms, including a primary suite with a walk-in closet and private bath. The home also boasts a highly sought-after two-car garage—yes, a true two-car garage, a rare find in townhome living! The lower level provides additional flexible space, ideal for a game room, home office, or gym. Step outside to a brand-new deck overlooking a peaceful meadow—perfect for relaxing or entertaining. Enjoy the added bonus of being walkable to the Montour Trail—perfect for biking, walking, or simply taking in the outdoors. If you love an active lifestyle, it’s all right outside your door. The HOA offers exceptional value by covering roof, siding, lawn care, landscaping, snow removal, deck maintenance, and driveway sealing—making for truly low-maintenance living. With spacious rooms, room to grow, and space to work from home, this property offers both comfort and functionality. Homes like this don’t come along often!

16. 2016-08-19
    price $129,900 348-char remark

    Show marketing remark (348 chars)

    Recently Refreshed and Ready For Your Personal Touch! Large Living And Entertainment Space on The Main Floor! Family Room With Fireplace and Sliding Doors to Rear Deck Open Kitchen With Plenty Of Cabinet and Counter Space. Private Master Suite With Walk-In and Full Bath/Dressing Area. Finished Walk Out Game Room and Plenty of Storage in Basement!

17. 2016-08-15
    price $145,000 348-char remark

    Show marketing remark (348 chars)

    Recently Refreshed and Ready For Your Personal Touch! Large Living And Entertainment Space on The Main Floor! Family Room With Fireplace and Sliding Doors to Rear Deck Open Kitchen With Plenty Of Cabinet and Counter Space. Private Master Suite With Walk-In and Full Bath/Dressing Area. Finished Walk Out Game Room and Plenty of Storage in Basement!

18. 2016-08-15
    soldstatus $145,000 Sold 348-char remark

    Show marketing remark (348 chars)

    Recently Refreshed and Ready For Your Personal Touch! Large Living And Entertainment Space on The Main Floor! Family Room With Fireplace and Sliding Doors to Rear Deck Open Kitchen With Plenty Of Cabinet and Counter Space. Private Master Suite With Walk-In and Full Bath/Dressing Area. Finished Walk Out Game Room and Plenty of Storage in Basement!

19. 2016-07-20
    historical Contingent 348-char remark

    Show marketing remark (348 chars)

    Recently Refreshed and Ready For Your Personal Touch! Large Living And Entertainment Space on The Main Floor! Family Room With Fireplace and Sliding Doors to Rear Deck Open Kitchen With Plenty Of Cabinet and Counter Space. Private Master Suite With Walk-In and Full Bath/Dressing Area. Finished Walk Out Game Room and Plenty of Storage in Basement!

20. 2016-07-09
    listed $129,900 Active 348-char remark

    Show marketing remark (348 chars)

    Recently Refreshed and Ready For Your Personal Touch! Large Living And Entertainment Space on The Main Floor! Family Room With Fireplace and Sliding Doors to Rear Deck Open Kitchen With Plenty Of Cabinet and Counter Space. Private Master Suite With Walk-In and Full Bath/Dressing Area. Finished Walk Out Game Room and Plenty of Storage in Basement!

21. 2006-06-23
    soldstatus $155,800
22. 2006-04-20
    listed $154,900
23. 2002-07-25
    soldstatus $121,900
24. 2002-07-19
    soldstatus $121,900
25. 2002-05-14
    listed $121,900
26. 1990-01-12
    soldstatus $76,000

ⓘ 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: $5,058 · $421/mo
• Projected year-2 tax: $5,058 · $421/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,133
• − Mortgage interest: −$12,043
• − Property taxes: −$5,058
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$3,924
• − Depreciation: −$6,255
• Taxable loss: −$9,763
• Est. tax savings @ 24.0%: +$2,343
• After-tax cash flow: $-3,759/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: Bethel Park SD
• NCES district ID: 4203510
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 76% ▼ -8.00%
• Median HH income: $67,758
• Composite: 56.0/100
• National rank: #1194
• State rank: #50 of 539 in PA

Livability — Bethel Park

• Score: 85/100
• State rank: #70
• US rank: #483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel Park, PA
• County: Allegheny County · 1,022,028 people
• City population: 30,344
• Metro: Pittsburgh, PA
• Population (ZIP): 30,344
• Household income: $108,966
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 581.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Arabic 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: ▼ -227.97%
• Current HPI: 256.7682
• Rent YoY: ▲ 5.44%
• 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

+182.9% since first listed

18 events — show timeline

• 2026-06-11 Listed $215,000 West Penn MLS
• 2026-06-08 Delisted — West Penn MLS
• 2026-06-05 Price Changed $239,999 West Penn MLS
• 2026-05-31 Price Changed $245,000 West Penn MLS
• 2026-05-23 Price Changed $259,999 West Penn MLS
• 2026-05-16 Price Changed $269,900 West Penn MLS
• 2026-05-06 Listed $275,000 West Penn MLS
• 2016-08-19 Price Changed $129,900 West Penn MLS
• 2016-08-15 Price Changed $145,000 West Penn MLS
• 2016-08-15 Sold (MLS) $145,000 West Penn MLS
• 2016-07-20 Contingent — West Penn MLS
• 2016-07-09 Listed $129,900 West Penn MLS
• 2006-06-23 Sold (MLS) $155,800 West Penn MLS
• 2006-04-20 Listed $154,900 West Penn MLS
• 2002-07-25 Sold (Public Records) $121,900 Public Records
• 2002-07-19 Sold (MLS) $121,900 West Penn MLS
• 2002-05-14 Listed $121,900 West Penn MLS
• 1990-01-12 Sold (Public Records) $76,000 Public Records

Property tax history

+3.5%/yr

Latest (2026): $5,058 · +5.1% YoY. Source: county tax records.