345 Highland Ave · Turtle Creek, PA 15145

$159,000

6 bd · 3.0 ba · — sqft · MultiFamily · 105 Days on market

Fair condition 7,000 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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• 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

Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

Key facts

• Off street parking
• Turtle creek area
• Triplex

Tags

• TRIPLEX
• TURTLE CREEK AREA
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $494/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#807 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, amenities F, commute F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,266/mo this rent would consume 79% of the median local household income ($50k/yr) (locally 344% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.05% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.93%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $90,807
• List price: $159,000
• Delta: 75.10%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 Maple Ave	0.30mi	6/3.0	—	15mo	$230,000	—	61
312 Brown Ave	0.08mi	5/3.0 (-1)	—	21mo	$125,000	—	61
1025 Lynn Ave	0.51mi	6/5.0	—	2mo	$200,000	—	55
198 11th St	0.49mi	6/3.0	—	14mo	$185,000	—	53
194 11th St	0.48mi	5/3.0 (-1)	—	10mo	$93,500	—	52
268 Brighton St	0.33mi	5/2.0 (-1)	—	14mo	$226,500	—	52
1010 Maple Ave	0.45mi	6/4.0	—	13mo	$150,000	—	52
537 Center St	0.48mi	6/3.0	—	17mo	$105,000	—	51
106 Lynnwood Ave	0.45mi	5/4.0 (-1)	—	12mo	$200,000	—	48
962 Oxford St	0.42mi	5/2.0 (-1)	—	19mo	$200,000	—	43
1586 Electric Ave	0.58mi	5/4.0 (-1)	—	17mo	$214,000	—	37

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: 36.3%
• Equity multiple: 2.54×
• Total profit: $68,631
• Equity at exit: $23,707

10-year hold

• IRR: 43.0%
• Equity multiple: 5.08×
• Total profit: $181,449
• Equity at exit: $13,747

Cash invested: $44,520 (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 15145

• Home prices YoY: -31.2%
• Active inventory: 27
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,266 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $1,481

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,591	-5% $1,536	+0% $1,481	+5% $1,426	+10% $1,371
Rent	-10% $1,223	-5% $1,352	+0% $1,481	+5% $1,610	+10% $1,739
Rate	-1.0pp $1,561	-0.5pp $1,522	base $1,481	+0.5pp $1,440	+1.0pp $1,398

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,267
Total (3 units)			$3,266

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Larimer Ave Turtle Creek, PA	5.0	2.0	—	$1,800	—	24d	1	0.18mi
504 Center St Unit 1546027P East Pittsburgh, PA	5.0	2.0	1991	$3,742	$1.88	15d	1	1.06mi
504 Center St Unit 1385745P East Pittsburgh, PA	5.0	2.0	—	$4,821	—	20d	1	1.06mi
521 Bessemer Ave East Pittsburgh, PA	5.0	1.0	1704	$1,349	$0.79	24d	1	1.07mi

Listing history 16 events

1. 2026-06-09
   days on market $159,000 Active 105 DOM
2. 2026-06-08
   days on market $159,000 Active 104 DOM
3. 2026-06-07
   days on market $159,000 Active 103 DOM
4. 2026-06-05
   days on market $159,000 Active 100 DOM
5. 2026-06-03
   days on market $159,000 Active 99 DOM
6. 2026-06-02
   days on market $159,000 Active 98 DOM
7. 2026-06-01
   days on market $159,000 Active 97 DOM
8. 2026-05-31
   days on market $159,000 Active 96 DOM
9. 2026-05-11
   price $159,000 241-char remark

   Show marketing remark (241 chars)

   Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

10. 2026-05-01
    price $160,000 241-char remark

    Show marketing remark (241 chars)

    Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

11. 2026-04-13
    price $162,500 241-char remark

    Show marketing remark (241 chars)

    Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

12. 2026-04-03
    price $163,000 241-char remark

    Show marketing remark (241 chars)

    Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

13. 2026-03-15
    price $164,000 241-char remark

    Show marketing remark (241 chars)

    Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

14. 2026-03-05
    price $165,000 241-char remark

    Show marketing remark (241 chars)

    Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

15. 2026-02-25
    price $170,000 241-char remark

    Show marketing remark (241 chars)

    Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

16. 2026-02-10
    listed $160,000 Active 241-char remark

    Show marketing remark (241 chars)

    Calling all investors !! Fully rented triplex in the Turtle Creek area ready for anyone to add cash flow to their portfolio this year. Well maintained and ready to go with off Street parking off the main roads. Please schedule showing today.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,192
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$3,135
• − Management: −$3,135
• − Depreciation: −$4,625
• Taxable income: $16,209
• Est. tax owed @ 24.0%: −$3,890
• After-tax cash flow: $13,886/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 · 9 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations to improve its exterior and interior condition, increasing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Minor interior walls — Some paint chipping
• Moderate kitchen appliances — Outdated and cluttered
• Moderate bathroom fixtures — Outdated and cluttered
• Minor flooring — Worn carpet

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace kitchen appliances — Modernizes and increases value
• Both Replace bathroom fixtures — Modernizes and increases value
• Both Replace carpet flooring — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Some paint chipping	Minor	$500–3,000
kitchen appliances · Outdated and cluttered	Moderate	$3,000–15,000
bathroom fixtures · Outdated and cluttered	Moderate	$3,000–15,000
flooring · Worn carpet	Minor	$500–3,000
Total estimated repair cost · 5 items		$22,000–86,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen appliances — Modernizes and increases value ↑
• Both Replace bathroom fixtures — Modernizes and increases value ↑
• Both Replace carpet flooring — Modernizes and increases value ↑

ⓘ 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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Turtle Creek

• Score: 69/100
• State rank: #807
• US rank: #8228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Turtle Creek, PA
• County: Allegheny County · 1,022,028 people
• City population: 6,695
• Metro: Pittsburgh, PA
• Population (ZIP): 6,695
• Household income: $49,628
• Rent vs Own: 59.6% rent · 40.4% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Two or more races 11% Asian 2%
• Common ancestry: Romanian 6% Slovene 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -73.67%
• Current HPI: 162.0452
• 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

-0.6% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $159,000 West Penn MLS
• 2026-05-01 Price Changed $160,000 West Penn MLS
• 2026-04-13 Price Changed $162,500 West Penn MLS
• 2026-04-03 Price Changed $163,000 West Penn MLS
• 2026-03-15 Price Changed $164,000 West Penn MLS
• 2026-03-05 Price Changed $165,000 West Penn MLS
• 2026-02-25 Price Changed $170,000 West Penn MLS
• 2026-02-10 Listed $160,000 West Penn MLS