1170 Grandview Ave · North Braddock, PA 15104

$74,900

3 bd · 1.5 ba · 1,479 sqft · SingleFamily public records · 42 Days on market

Built 1930 4,660 sqft lot $51/sqft · 25% below area Est $100k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Well-maintained home featuring 3 bedrooms and 1 full bath with comfortable living space throughout. The property includes a full basement offering plenty of storage and potential for additional use. Spacious rooms and a functional layout make this home a great opportunity for homeowners or investors alike. Conveniently located near local amenities, shopping, and major roadways.

Key facts

• Major roadways
• Full basement
• Local amenities

Tags

• FULL BASEMENT
• LOCAL AMENITIES
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#550 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment 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.
• Zoned schools: Wilkins El Steam Academy (math 8% / reading 17%, grade F, #1,362 of 1,518 statewide, top 92%, 416 students, 100% FRL); Dickson Prep Steam Academy (math 8% / reading 27%, grade F, #455 of 512 statewide, top 89%, 642 students, 100% FRL); Woodland Hills Hs (math 37% / reading 30%, grade F, #323 of 437 statewide, top 74%, 949 students, 89% FRL) — zoned schools average 96% FRL vs 69% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 40% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $518 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $75k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.77% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.56%
• DSCR: 2.18
• GRM: 4.7

CMA / ARV

• ARV (median comp): $99,725
• List price: $74,900
• Delta: -24.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Kenmore Ave	0.64mi	3/1.0	1,400 (-5%)	0mo	$200,000	$143	59
125 Avenue F	0.30mi	3/1.0	1,296 (-12%)	8mo	$185,500	$143	57
212 Avenue L	0.52mi	3/2.0	1,383 (-6%)	9mo	$185,000	$134	56
1041 Ardmore Manor Dr	0.71mi	3/1.5	1,569 (+6%)	2mo	$208,700	$133	55
122 Marwood Ave	0.30mi	4/1.0 (+1)	1,344 (-9%)	12mo	$140,000	$104	54
115 Ivy St	0.72mi	3/1.0	1,440 (-3%)	8mo	$27,000	$19	54
101 Avenue K	0.67mi	3/1.0	1,400 (-5%)	6mo	$175,000	$125	53
424 Cline St	0.59mi	3/1.5	1,326 (-10%)	6mo	$35,500	$27	50
138 Rockwood Ave	0.42mi	2/1.5 (-1)	1,634 (+10%)	10mo	$135,000	$83	50
31 Demmer Ave	0.34mi	2/1.5 (-1)	1,260 (-15%)	7mo	$170,000	$135	49
160 Legrande Dr	0.46mi	3/2.5	1,260 (-15%)	6mo	$170,000	$135	45
820 Western Ave	0.71mi	3/1.5	1,568 (+6%)	15mo	$74,500	$48	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.04×
• Total profit: $21,903
• Equity at exit: $15,869

10-year hold

• IRR: 29.6%
• Equity multiple: 3.93×
• Total profit: $61,405
• Equity at exit: $14,845

Cash invested: $20,972 (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 15104

• Home prices YoY: -1.1%
• Active inventory: 37
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$393
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $464

Break-even live

Break-even rent $741

Max offer price $74,900

Occupancy floor 60%

Sensitivity live

Price	-10% $507	-5% $485	+0% $464	+5% $443	+10% $422
Rent	-10% $359	-5% $412	+0% $464	+5% $517	+10% $569
Rate	-1.0pp $502	-0.5pp $483	base $464	+0.5pp $445	+1.0pp $425

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	14d	1	0.19mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	45d	1	0.77mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	45d	1	0.78mi
101 Center St East Pittsburgh, PA	3.0	1.0	1500	$1,505	$1.00	12d	1	0.81mi
530 Main St Unit 530 East Pittsburgh, PA	4.0	2.0	1578	$1,133	$0.72	45d	1	0.86mi
407 Bessemer Ave Unit 407-3 East Pittsburgh, PA	2.0	1.0	1280	$775	$0.61	45d	1	0.87mi
906 Penn Ave Unit A Turtle Creek, PA	2.0	2.0	1122	$1,250	$1.11	45d	1	0.99mi
906 Penn Ave Unit D Turtle Creek, PA	3.0	2.0	1277	$1,400	$1.10	45d	1	0.99mi
342 Kenyon St Turtle Creek, PA	1.0–2.0	1.0	850	$1,155	$1.36	16d	6	1.14mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	6d	1	1.16mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	45d	1	1.17mi
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	9d	1	1.31mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	45d	1	1.37mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	25d	1	1.42mi
1607 Girard Ave North Versailles, PA	3.0	2.0	1400	$1,595	$1.14	25d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $74,900 Active 42 DOM
2. 2026-06-18
   days on market $74,900 Active 39 DOM
3. 2026-06-17
   days on market $74,900 Active 38 DOM
4. 2026-06-16
   days on market $74,900 Active 37 DOM
5. 2026-06-15
   days on market $74,900 Active 36 DOM
6. 2026-06-13
   pricedays on market $74,900 Active 34 DOM
7. 2026-06-10
   status $84,900 Active 30 DOM
8. 2026-05-08
   status Active 380-char remark

   Show marketing remark (380 chars)

   Well-maintained home featuring 3 bedrooms and 1 full bath with comfortable living space throughout. The property includes a full basement offering plenty of storage and potential for additional use. Spacious rooms and a functional layout make this home a great opportunity for homeowners or investors alike. Conveniently located near local amenities, shopping, and major roadways.

9. 2026-03-22
   status Pending 380-char remark

   Show marketing remark (380 chars)

   Well-maintained home featuring 3 bedrooms and 1 full bath with comfortable living space throughout. The property includes a full basement offering plenty of storage and potential for additional use. Spacious rooms and a functional layout make this home a great opportunity for homeowners or investors alike. Conveniently located near local amenities, shopping, and major roadways.

10. 2026-03-13
    listed $84,900 Active 380-char remark

    Show marketing remark (380 chars)

    Well-maintained home featuring 3 bedrooms and 1 full bath with comfortable living space throughout. The property includes a full basement offering plenty of storage and potential for additional use. Spacious rooms and a functional layout make this home a great opportunity for homeowners or investors alike. Conveniently located near local amenities, shopping, and major roadways.

11. 2014-08-25
    soldstatus $27,500
12. 2014-07-24
    price $27,500
13. 2014-07-24
    price $30,000
14. 2014-07-24
    soldstatus $27,500
15. 2014-04-08
    listed $30,000
16. 2013-03-26
    listed $30,000
17. 1981-10-05
    soldstatus $36,000

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $1,941 · $162/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 ≥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: $15,946
• − Mortgage interest: −$4,196
• − Property taxes: −$1,941
• − Insurance: −$374
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,179
• Taxable income: $4,705
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,440/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: 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 — North Braddock

• Score: 73/100
• State rank: #550
• US rank: #5126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Braddock, PA
• County: Allegheny County · 1,022,028 people
• City population: 7,946
• Metro: Pittsburgh, PA
• Population (ZIP): 8,034
• Household income: $40,104
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 515.0

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 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Hispanic 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -1.62%
• Current HPI: 138.912
• 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

+135.8% since first listed

10 events — show timeline

• 2026-05-08 Relisted — West Penn MLS
• 2026-03-22 Pending — West Penn MLS
• 2026-03-13 Listed $84,900 West Penn MLS
• 2014-08-25 Sold (Public Records) $27,500 Public Records
• 2014-07-24 Price Changed $27,500 West Penn MLS
• 2014-07-24 Sold (MLS) $27,500 West Penn MLS
• 2014-07-24 Price Changed $30,000 West Penn MLS
• 2014-04-08 Listed $30,000 West Penn MLS
• 2013-03-26 Listed $30,000 West Penn MLS
• 1981-10-05 Sold (Public Records) $36,000 Public Records

Property tax history

+5.3%/yr

Latest (2026): $1,941 · +2.9% YoY. Source: county tax records.