114 Spruce Dr · Glenshaw, PA 15116

$175,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 5 Days on market

Built 1955 8,624 sqft lot $179/sqft · 29% below area Est $247k · 29% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Return this brick ranch on a large corner lot to its former glory! It is structurally sound, and just needs some cosmetic work and updating to become a great home again. Simply removing the carpets and exposing the original hard wood floors would make a huge difference!

Key facts

• 8,624 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Built-in attached garage for 1 car
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Brick exterior

Interior

• Kitchen: Dishwasher; Stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Laminate; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Unfinished walk-out basement; Some gas appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

Location & tenants

• Location reads 75/100 on livability (#427 in PA, #3,894 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Shaler Area SD (suburban): math 36% / reading 59% proficiency, ranked #208 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 1.04% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (median comp): $246,778
• List price: $175,000
• Delta: -29.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Middlecrest Dr	0.35mi	3/1.0	930 (-5%)	3mo	$230,000	$247	74
512 Clifton Ave	0.63mi	3/1.5	1,120 (+15%)	23mo	$232,000	$207	24

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-19,728
• Equity at exit: $26,093

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,830
• Equity at exit: $15,131

Cash invested: $49,000 (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 15116

• Home prices YoY: -32.7%
• Active inventory: 34
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$313 /mo · $3,753/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $134

Break-even live

Break-even rent $1,650

Max offer price $175,000

Occupancy floor 88%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Flint Rd Allison Park, PA	3.0	1.5	994	$2,060	$2.07	4d	1	0.51mi
629 Glen Malcolm Dr Glenshaw, PA	1.0–2.0	1.0	815	$1,350	$1.66	23d	1	0.84mi

Listing history 2 events

1. 2026-05-11
   status Pending 270-char remark
2. 2026-05-06
   listed $175,000 Active 270-char remark

ⓘ 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: $3,753 · $313/mo
• Projected year-2 tax: $3,753 · $313/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 · 17 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: $21,836
• − Mortgage interest: −$9,803
• − Property taxes: −$3,753
• − Insurance: −$875
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$5,091
• Taxable loss: −$1,179
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,893/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: Shaler Area SD
• NCES district ID: 4221200
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $57,411
• Composite: 41.33/100
• National rank: #3506
• State rank: #208 of 539 in PA

Livability — Glenshaw

• Score: 75/100
• State rank: #427
• US rank: #3894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,294

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 4% Asian 1%
• Common ancestry: Romanian 9% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 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: ▼ -128.02%
• Current HPI: 263.6997
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-11 Pending — West Penn MLS
• 2026-05-06 Listed $175,000 West Penn MLS

Property tax history

+3.7%/yr

Latest (2026): $3,753 · +0.0% YoY. Source: county tax records.