500 Pointview Rd · Brentwood, PA 15227

$72,900

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 76 Days on market

Built 1915 2.25 ac lot $49/sqft · 67% below area

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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 +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Diamond in the rough, here are some property Highlights starting with the condition: The home requires a complete restoration and is being sold strictly as-is. Parking: Includes 2-car off-street parking, a valuable feature in this residential area. Nature Views: The property features views of nature from the back window, often described as overlooking a wooded yard area typical of Brentwood's hilly landscape.

Key facts

• Wooded yard area
• Views of nature
• 2.25 acre lot

Tags

• 2-CAR OFF-STREET PARKING
• VIEWS OF NATURE
• WOODED YARD AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.3% in Brentwood — 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 81/100 on livability (#178 in PA, #1,479 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, employment A; Watch: amenities C-.
• Brentwood Borough SD (suburban): math 29% / reading 50% proficiency, ranked #357 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moore Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 207 students, 63% FRL); Brentwood Ms (math 14% / reading 47%, grade F, #376 of 512 statewide, top 74%, 271 students, 62% FRL); Brentwood Shs (math 57%, 356 students, 44% FRL) — zoned schools average 57% FRL vs 40% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 116 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $504 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 1.99% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.90%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $220,642
• List price: $72,900
• Delta: -66.96%
• 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
1516 Prospect Rd	0.65mi	3/2.0	1,478 (+0%)	5mo	$236,900	$160	61
3340 Recker Dr	0.72mi	3/1.5	1,488 (+1%)	3mo	$180,000	$121	60
4028 Cloverlea St	0.72mi	3/1.5	1,456 (-1%)	3mo	$280,000	$192	60
34 W Garden Rd	0.71mi	3/1.5	1,488 (+1%)	5mo	$165,000	$111	59
3116 Elroy Ave	0.72mi	3/1.5	1,502 (+2%)	4mo	$155,000	$103	58
3512 Dauphin Ave	0.67mi	3/1.5	1,596 (+8%)	1mo	$64,900	$41	52
3900 Willett Rd	0.66mi	3/2.0	1,365 (-8%)	3mo	$183,000	$134	50
4840 Elmwood Dr	0.65mi	4/2.0 (+1)	1,372 (-7%)	5mo	$280,000	$204	45
3223 Willett Rd	0.64mi	3/1.0	1,275 (-14%)	4mo	$211,000	$165	44
3908 Brownsville Rd	0.58mi	3/2.0	1,261 (-15%)	1mo	$225,000	$178	44
1631 Elderslee Rd	0.73mi	3/1.0	1,283 (-13%)	4mo	$152,000	$118	40
1621 Elderslee Rd	0.72mi	3/2.0	1,290 (-13%)	5mo	$135,000	$105	38

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 2.53×
• Total profit: $31,242
• Equity at exit: $10,870

10-year hold

• IRR: 42.9%
• Equity multiple: 5.33×
• Total profit: $88,478
• Equity at exit: $6,303

Cash invested: $20,412 (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 15227

• Home prices YoY: -27.5%
• Rents YoY: 4.3%
• Active inventory: 116
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $645

Break-even live

Break-even rent $638

Max offer price $72,900

Occupancy floor 51%

Sensitivity live

Price	-10% $695	-5% $670	+0% $645	+5% $620	+10% $594
Rent	-10% $530	-5% $587	+0% $645	+5% $702	+10% $760
Rate	-1.0pp $681	-0.5pp $663	base $645	+0.5pp $626	+1.0pp $607

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	9d	44	0.37mi
416 Jacobson Dr Brentwood, PA	2.0	1.0	1150	$1,050	$0.91	25d	1	0.38mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	6d	1	0.40mi
3224 Bookman Ave Unit 1 Pittsburgh, PA	2.0	2.0	1207	$1,550	$1.28	45d	1	0.73mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	1174	$1,750	$1.49	25d	1	0.77mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	875	$1,790	$2.05	45d	1	0.77mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,450	$1.87	4d	12	0.83mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,435	$1.47	9d	7	0.94mi
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	22d	1	0.97mi
2940 Brevard Ave Pittsburgh, PA	3.0	1.5	1176	$1,475	$1.25	45d	1	0.98mi
453 Greenlee Rd Pittsburgh, PA	3.0	1.0	1176	$1,495	$1.27	45d	1	0.98mi
2811 Brownsville Rd Unit 4 Brentwood, PA	2.0	1.0	1250	$995	$0.80	45d	1	1.00mi
2769 Churchview Ave Unit 9 Pittsburgh, PA	2.0	1.0	1200	$1,095	$0.91	45d	1	1.03mi
2733-2735 Pyramid Ave Pittsburgh, PA	2.0	1.0	1028	$1,295	$1.26	45d	1	1.04mi
2721 Pyramid Ave Pittsburgh, PA	3.0	1.0	1560	$1,550	$0.99	9d	1	1.06mi

Listing history 16 events

1. 2026-06-21
   days on market $72,900 Active 76 DOM
2. 2026-06-18
   days on market $72,900 Active 73 DOM
3. 2026-06-17
   days on market $72,900 Active 72 DOM
4. 2026-06-16
   days on market $72,900 Active 71 DOM
5. 2026-06-15
   days on market $72,900 Active 70 DOM
6. 2026-06-13
   days on market $72,900 Active 68 DOM
7. 2026-06-13
   days on market $72,900 Active 67 DOM
8. 2026-06-09
   days on market $72,900 Active 64 DOM
9. 2026-06-08
   days on market $72,900 Active 63 DOM
10. 2026-06-07
    days on market $72,900 Active 62 DOM
11. 2026-06-05
    days on market $72,900 Active 59 DOM
12. 2026-06-03
    days on market $72,900 Active 58 DOM
13. 2026-06-02
    days on market $72,900 Active 57 DOM
14. 2026-06-01
    days on market $72,900 Active 56 DOM
15. 2026-05-31
    days on market $72,900 Active 55 DOM
16. 2026-04-06
    listed $72,900 Active 414-char remark

    Show marketing remark (414 chars)

    A Diamond in the rough, here are some property Highlights starting with the condition: The home requires a complete restoration and is being sold strictly as-is. Parking: Includes 2-car off-street parking, a valuable feature in this residential area. Nature Views: The property features views of nature from the back window, often described as overlooking a wooded yard area typical of Brentwood's hilly landscape.

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,446
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,121
• Taxable income: $6,992
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $6,058/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: Brentwood Borough SD
• NCES district ID: 4204140
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $49,260
• Composite: 33.92/100
• National rank: #5341
• State rank: #357 of 539 in PA

Livability — Brentwood

• Score: 81/100
• State rank: #178
• US rank: #1479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, PA
• County: Allegheny County · 1,022,028 people
• City population: 28,460
• Metro: Pittsburgh, PA
• Population (ZIP): 28,460
• Household income: $75,448
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 780.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Asian 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Scotch-Irish 2% Slovak 1%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 89% English-only · Other Indo-European 6% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -92.53%
• Current HPI: 243.6383
• Rent YoY: ▲ 4.33%
• 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

1 event — show timeline

• 2026-04-06 Listed $72,900 West Penn MLS

Property tax history

+4.8%/yr

Latest (2026): $4,859 · +32.3% YoY. Source: county tax records.