109 Lavern · Wilkinsburg, PA 15235

$125,000

3 bd · 1.0 ba · 1,674 sqft · SingleFamily public records · 114 Days on market

Built 1955 0.30 ac lot $75/sqft · 25% below area Est $168k · 25% 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 +21.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +6.8/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET, don't miss out of this spectacular 4-bedroom brick investment property sitting atop a hill within a lovely and highly sought-after Pittsburgh community! With some TLC, this home has the space and flexibility to be an amazing dream home or a great income-generating rental property! Whether you're investing in your future home or in your real estate portfolio, this gem of a house is a perfect fit! Schedule a tour asap!

Key facts

• 0.3 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 11.3% in Wilkinsburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $37k; list at $125k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.27% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 6.5

CMA / ARV

• ARV (median comp): $167,650
• List price: $125,000
• Delta: -25.44%
• 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
2173 Sampson St	0.09mi	3/1.0	1,714 (+2%)	3mo	$160,000	$93	89
2534 Graham Blvd	0.25mi	3/2.5	1,680 (+0%)	1mo	$340,000	$202	81
1871 Atkinson Pl	0.41mi	3/1.0	1,700 (+2%)	1mo	$240,000	$141	77
200 Champa St	0.15mi	3/3.0	1,756 (+5%)	4mo	$130,000	$74	73
1842 Graham Blvd	0.44mi	3/2.5	1,628 (-3%)	3mo	$243,500	$150	66
8952 Eastwood Rd	0.58mi	3/2.0	1,714 (+2%)	2mo	$245,000	$143	63
2233 Laketon Rd	0.55mi	3/1.0	1,536 (-8%)	4mo	$25,000	$16	58
162 Conestoga Rd	0.28mi	3/2.0	1,435 (-14%)	4mo	$185,500	$129	56
10207 Pearl Rd	0.69mi	3/2.5	1,740 (+4%)	3mo	$242,000	$139	53
1730 Graham Blvd	0.55mi	2/2.0 (-1)	1,850 (+10%)	2mo	$120,000	$65	46
2339 Collins Rd	0.69mi	3/2.0	1,468 (-12%)	3mo	$257,000	$175	41
1541 Graham Blvd	0.71mi	3/2.5	1,873 (+12%)	3mo	$280,000	$149	39

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-590
• Equity at exit: $18,638

10-year hold

• IRR: 14.2%
• Equity multiple: 2.44×
• Total profit: $50,318
• Equity at exit: $10,808

Cash invested: $35,000 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$656
• Tax from tax record: −$367 /mo · $4,403/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $184

Break-even live

Break-even rent $1,360

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	0.45mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	0.51mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	0.52mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	0.54mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	23d	1	0.61mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	0.62mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	43d	1	0.69mi
8606 Westwood Rd Pittsburgh, PA	4.0	1.0	1596	$1,425	$0.89	43d	1	0.78mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	0.78mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	23d	1	0.82mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	43d	1	0.96mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	0.97mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	3d	1	1.04mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	14d	1	1.06mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	1d	1	1.08mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	1.10mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	23d	1	1.13mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	7d	1	1.17mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	43d	1	1.23mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.28mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	1.38mi
11843 Joan Dr Pittsburgh, PA	3.0	1.0	1144	$1,500	$1.31	4d	1	1.45mi
209 Briarwood Dr Pittsburgh, PA	3.0	2.0	1080	$1,500	$1.39	23d	1	1.46mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	43d	1	1.46mi

Listing history 21 events

1. 2026-06-15
   days on market $125,000 Active 114 DOM
2. 2026-06-13
   days on market $125,000 Active 112 DOM
3. 2026-06-13
   days on market $125,000 Active 111 DOM
4. 2026-06-09
   days on market $125,000 Active 108 DOM
5. 2026-06-08
   days on market $125,000 Active 107 DOM
6. 2026-06-07
   days on market $125,000 Active 106 DOM
7. 2026-06-05
   days on market $125,000 Active 103 DOM
8. 2026-06-03
   days on market $125,000 Active 102 DOM
9. 2026-06-02
   days on market $125,000 Active 101 DOM
10. 2026-06-01
    days on market $125,000 Active 100 DOM
11. 2026-05-31
    days on market $125,000 Active 99 DOM
12. 2026-04-28
    status Active 442-char remark

    Show marketing remark (442 chars)

    BACK ON MARKET, don't miss out of this spectacular 4-bedroom brick investment property sitting atop a hill within a lovely and highly sought-after Pittsburgh community! With some TLC, this home has the space and flexibility to be an amazing dream home or a great income-generating rental property! Whether you're investing in your future home or in your real estate portfolio, this gem of a house is a perfect fit! Schedule a tour asap!

13. 2026-01-21
    status Pending 442-char remark

    Show marketing remark (442 chars)

    BACK ON MARKET, don't miss out of this spectacular 4-bedroom brick investment property sitting atop a hill within a lovely and highly sought-after Pittsburgh community! With some TLC, this home has the space and flexibility to be an amazing dream home or a great income-generating rental property! Whether you're investing in your future home or in your real estate portfolio, this gem of a house is a perfect fit! Schedule a tour asap!

14. 2025-11-16
    listed $125,000 Active 442-char remark

    Show marketing remark (442 chars)

    BACK ON MARKET, don't miss out of this spectacular 4-bedroom brick investment property sitting atop a hill within a lovely and highly sought-after Pittsburgh community! With some TLC, this home has the space and flexibility to be an amazing dream home or a great income-generating rental property! Whether you're investing in your future home or in your real estate portfolio, this gem of a house is a perfect fit! Schedule a tour asap!

15. 2011-08-11
    price $39,600 290-char remark

    Show marketing remark (290 chars)

    HUD owned property. AS-IS. Up to 3% buyer's agent commission. Case #442-203976. Offers submitted to www. hudhomestore.com. Managed by www. MMREM.com. Utilities are off. Nice corner lot. Integral + detached garages. Hardwood floors. Large attic room, could be 4th bedroom. Exclusive Agency.

16. 2011-08-11
    soldstatus $37,001 290-char remark

    Show marketing remark (290 chars)

    HUD owned property. AS-IS. Up to 3% buyer's agent commission. Case #442-203976. Offers submitted to www. hudhomestore.com. Managed by www. MMREM.com. Utilities are off. Nice corner lot. Integral + detached garages. Hardwood floors. Large attic room, could be 4th bedroom. Exclusive Agency.

17. 2010-11-03
    listed $37,001 290-char remark

    Show marketing remark (290 chars)

    HUD owned property. AS-IS. Up to 3% buyer's agent commission. Case #442-203976. Offers submitted to www. hudhomestore.com. Managed by www. MMREM.com. Utilities are off. Nice corner lot. Integral + detached garages. Hardwood floors. Large attic room, could be 4th bedroom. Exclusive Agency.

18. 1999-08-18
    soldstatus $66,500
19. 1999-07-23
    soldstatus $65,000
20. 1998-10-07
    listed $69,500
21. 1993-06-30
    soldstatus $55,000

ⓘ 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: $4,403 · $367/mo
• Projected year-2 tax: $4,403 · $367/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 6 d/yr ≥96°F today · 14 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: $19,122
• − Mortgage interest: −$7,002
• − Property taxes: −$4,403
• − Insurance: −$625
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$3,636
• Taxable income: $396
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,117/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

+127.3% since first listed

10 events — show timeline

• 2026-04-28 Relisted — West Penn MLS
• 2026-01-21 Pending — West Penn MLS
• 2025-11-16 Listed $125,000 West Penn MLS
• 2011-08-11 Sold (MLS) $37,001 West Penn MLS
• 2011-08-11 Price Changed $39,600 West Penn MLS
• 2010-11-03 Listed $37,001 West Penn MLS
• 1999-08-18 Sold (Public Records) $66,500 Public Records
• 1999-07-23 Sold (MLS) $65,000 West Penn MLS
• 1998-10-07 Listed $69,500 West Penn MLS
• 1993-06-30 Sold (Public Records) $55,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $4,403 · +0.0% YoY. Source: county tax records.