227 9th St · Sharpsburg, PA 15215

$199,000

3 bd · 2.0 ba · 2,280 sqft · MultiFamily public records · 57 Days on market

Built 1910 1,899 sqft lot Est $353k · 44% under

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Why this score? — see what drove the A- 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
• Schools +6.9/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Located in the Fox Chapel School District, this well-maintained duplex offers a fantastic opportunity for both investors and owner-occupants alike. Each unit features its own private entrance and functional layout, providing comfort, flexibility, and income potential. The front unit welcomes you with a bright and spacious living room and kitchen on the main level—perfect for everyday living and entertaining. The second floor offers a generously sized primary bedroom and full bathroom, while the third floor provides a second bedroom or versatile flex space, depending on your needs. This unit also includes its own private access to an unfinished basement, offering ample storage. The rear unit, which has its own separate entrance, features an inviting living room and kitchen on the main level, creating a comfortable and cohesive living space. Upstairs, you’ll find a large bedroom paired with an expansive full bathroom. This unit also benefits from private basement access Conveniently located near local shops, restaurants, and just a short drive to downtown Pittsburgh. Whether you're looking to expand your investment portfolio or live in one unit while renting the other, this duplex presents a unique and valuable opportunity.

Key facts

• Separate entrance
• Near local shops
• Private entrance

Tags

• FOX CHAPEL SCHOOL DISTRICT
• PRIVATE ENTRANCE
• FUNCTIONAL LAYOUT
• SEPARATE ENTRANCE
• PRIVATE BASEMENT ACCESS
• NEAR LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $574/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 9.5% in Sharpsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#248 in PA, #2,145 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, schools D-, employment D-.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 40% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $92k; list at $199k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.64% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.93%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $353,458
• List price: $199,000
• Delta: -43.70%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.87×
• Total profit: $48,513
• Equity at exit: $29,672

10-year hold

• IRR: 30.4%
• Equity multiple: 4.04×
• Total profit: $169,157
• Equity at exit: $17,206

Cash invested: $55,720 (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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,272 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$255 /mo · $3,055/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $1,148

Break-even live

Break-even rent $1,819

Max offer price $199,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,272
Total (2 units)			$3,272

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 8th St Sharpsburg, PA	4.0	2.0	2240	$2,100	$0.94	17d	1	0.04mi
6026 Sawyer St Unit NA Pittsburgh, PA	3.0	2.0	2231	$2,500	$1.12	19d	1	0.79mi
160 56th St Pittsburgh, PA	3.0	3.0	1737	$3,900	$2.25	19d	1	1.10mi
5264 Dresden Way Pittsburgh, PA	2.0	2.0	1853	$2,500	$1.35	24d	1	1.38mi
5700 Bunkerhill St Pittsburgh, PA	1.0–3.0	1.0–2.0	1258	$3,236	$2.57	2d	17	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $199,000 Active 57 DOM
2. 2026-06-17
   days on market $199,000 Active 56 DOM
3. 2026-06-16
   days on market $199,000 Active 55 DOM
4. 2026-06-15
   days on market $199,000 Active 54 DOM
5. 2026-06-13
   days on market $199,000 Active 52 DOM
6. 2026-06-09
   days on market $199,000 Active 48 DOM
7. 2026-06-08
   days on market $199,000 Active 47 DOM
8. 2026-06-07
   statusdays on market $199,000 Active 46 DOM
9. 2026-06-03
   days on market $199,000 Contingent 42 DOM
10. 2026-06-02
    days on market $199,000 Contingent 41 DOM
11. 2026-06-01
    days on market $199,000 Contingent 40 DOM
12. 2026-05-31
    days on market $199,000 Contingent 39 DOM
13. 2026-05-02
    historical Contingent 1253-char remark

    Show marketing remark (1253 chars)

    Located in the Fox Chapel School District, this well-maintained duplex offers a fantastic opportunity for both investors and owner-occupants alike. Each unit features its own private entrance and functional layout, providing comfort, flexibility, and income potential. The front unit welcomes you with a bright and spacious living room and kitchen on the main level—perfect for everyday living and entertaining. The second floor offers a generously sized primary bedroom and full bathroom, while the third floor provides a second bedroom or versatile flex space, depending on your needs. This unit also includes its own private access to an unfinished basement, offering ample storage. The rear unit, which has its own separate entrance, features an inviting living room and kitchen on the main level, creating a comfortable and cohesive living space. Upstairs, you’ll find a large bedroom paired with an expansive full bathroom. This unit also benefits from private basement access Conveniently located near local shops, restaurants, and just a short drive to downtown Pittsburgh. Whether you're looking to expand your investment portfolio or live in one unit while renting the other, this duplex presents a unique and valuable opportunity.

14. 2026-04-22
    listed $199,000 Active 1253-char remark

    Show marketing remark (1253 chars)

    Located in the Fox Chapel School District, this well-maintained duplex offers a fantastic opportunity for both investors and owner-occupants alike. Each unit features its own private entrance and functional layout, providing comfort, flexibility, and income potential. The front unit welcomes you with a bright and spacious living room and kitchen on the main level—perfect for everyday living and entertaining. The second floor offers a generously sized primary bedroom and full bathroom, while the third floor provides a second bedroom or versatile flex space, depending on your needs. This unit also includes its own private access to an unfinished basement, offering ample storage. The rear unit, which has its own separate entrance, features an inviting living room and kitchen on the main level, creating a comfortable and cohesive living space. Upstairs, you’ll find a large bedroom paired with an expansive full bathroom. This unit also benefits from private basement access Conveniently located near local shops, restaurants, and just a short drive to downtown Pittsburgh. Whether you're looking to expand your investment portfolio or live in one unit while renting the other, this duplex presents a unique and valuable opportunity.

15. 2025-08-22
    historical $900
16. 2025-08-08
    listed $900
17. 2017-05-17
    soldstatus $91,500
18. 2017-05-15
    soldstatus $91,500 Sold 172-char remark

    Show marketing remark (172 chars)

    Great Income Potential ~ 2 rented units, on-street parking, laundry hook-ups available. Convenient location close to Route 28, UPMC St. Margaret, RIDC Park, and Waterworks.

19. 2017-03-11
    historical Contingent 172-char remark

    Show marketing remark (172 chars)

    Great Income Potential ~ 2 rented units, on-street parking, laundry hook-ups available. Convenient location close to Route 28, UPMC St. Margaret, RIDC Park, and Waterworks.

20. 2017-03-05
    listed $90,000 Active 172-char remark

    Show marketing remark (172 chars)

    Great Income Potential ~ 2 rented units, on-street parking, laundry hook-ups available. Convenient location close to Route 28, UPMC St. Margaret, RIDC Park, and Waterworks.

21. 1996-11-12
    soldstatus $30,000
22. 1991-11-06
    soldstatus $17,800

ⓘ 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: $3,055 · $255/mo
• Projected year-2 tax: $3,100 · $258/mo
• Expected delta: +$45/yr (+$4/mo · 1.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 19 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: $39,264
• − Mortgage interest: −$11,147
• − Property taxes: −$3,055
• − Insurance: −$1,662
• − Repairs & maintenance: −$3,141
• − Management: −$3,141
• − Depreciation: −$5,789
• Taxable income: $11,329
• Est. tax owed @ 24.0%: −$2,719
• After-tax cash flow: $11,060/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Sharpsburg

• Score: 79/100
• State rank: #248
• US rank: #2145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpsburg, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,907
• Household income: $99,071
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 311.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 2% Chinese 2% 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: ▼ -171.68%
• Current HPI: 284.7359
• Rent YoY: ▲ 5.24%
• 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

+1018.0% since first listed

10 events — show timeline

• 2026-05-02 Contingent — West Penn MLS
• 2026-04-22 Listed $199,000 West Penn MLS
• 2025-08-22 Rental Removed $900 BUILDIUM
• 2025-08-08 Listed for Rent $900 BUILDIUM
• 2017-05-17 Sold (Public Records) $91,500 Public Records
• 2017-05-15 Sold (MLS) $91,500 West Penn MLS
• 2017-03-11 Contingent — West Penn MLS
• 2017-03-05 Listed $90,000 West Penn MLS
• 1996-11-12 Sold (Public Records) $30,000 Public Records
• 1991-11-06 Sold (Public Records) $17,800 Public Records

Property tax history

+8.2%/yr

Latest (2026): $3,055 · +1.3% YoY. Source: county tax records.