2929 Brevard Ave · Brentwood, PA 15227

$65,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 45 Days on market

Built 1920 3,750 sqft lot

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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

One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

Key facts

• 3,750 sq ft lot
• Parking
• Pool

Property features AI

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Pool; Small lot (approximately 0.086 acres)

Interior

• Kitchen: Stove; Microwave; Refrigerator
• Bedrooms: Bedroom on main level (10x11)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Unfinished interior-access basement; Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: schools A+, cost of living A+, housing 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.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $17k; list at $65k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — 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 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: 2.00% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.20%
• DSCR: 2.17
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Cedarcove St	0.17mi	3/1.0 (+1)	924 (-4%)	1mo	$205,000	$222	80
2934 Pyramid Ave	0.11mi	2/1.5	876 (-9%)	3mo	$117,000	$134	76
3020 Elroy Ave	0.23mi	3/1.0 (+1)	921 (-4%)	5mo	$70,000	$76	74
3208 Glendale Ave	0.44mi	2/2.0	936 (-2%)	1mo	$152,000	$162	70
2915 Glendale Ave	0.17mi	3/2.0 (+1)	1,060 (+10%)	0mo	$211,000	$199	66
109 Kaplan Ave	0.51mi	2/1.5	1,008 (+5%)	6mo	$180,000	$179	61
3029 Churchview Ave	0.21mi	3/1.5 (+1)	1,100 (+15%)	1mo	$200,000	$182	58
3053 Harmening Ave	0.32mi	3/2.0 (+1)	1,053 (+10%)	3mo	$120,000	$114	58
2404 Diehl Ave	0.58mi	3/2.0 (+1)	1,000 (+4%)	6mo	$184,500	$185	52
3329 Recker Dr	0.57mi	3/1.0 (+1)	875 (-9%)	4mo	$144,400	$165	50
494 Barbara Dr	0.74mi	3/1.5 (+1)	1,000 (+4%)	4mo	$205,000	$205	48
3135 Churchview Ave	0.50mi	3/2.0 (+1)	1,080 (+12%)	1mo	$285,000	$264	46

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: 21.9%
• Equity multiple: 1.92×
• Total profit: $16,666
• Equity at exit: $9,692

10-year hold

• IRR: 31.0%
• Equity multiple: 4.02×
• Total profit: $55,054
• Equity at exit: $5,620

Cash invested: $18,200 (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: 117
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$341
• Tax from tax record: −$261 /mo · $3,132/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $397

Break-even live

Break-even rent $796

Max offer price $65,000

Occupancy floor 64%

Sensitivity live

Price	-10% $622	-5% $600	+0% $397	+5% $379	+10% $361
Rent	-10% $295	-5% $346	+0% $397	+5% $449	+10% $500
Rate	-1.0pp $430	-0.5pp $414	base $397	+0.5pp $381	+1.0pp $363

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2733-2735 Pyramid Ave Pittsburgh, PA	2.0	1.0	1028	$1,295	$1.26	44d	1	0.13mi
3304 Brownsville Rd Pittsburgh, PA	1.0	1.0	550	$795	$1.45	44d	1	0.53mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,222	$1.58	3d	12	0.58mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	875	$1,790	$2.05	44d	1	0.60mi
3325 Shadyway Dr Pittsburgh, PA	2.0	1.0	756	$1,450	$1.92	17d	1	0.61mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,385	$1.42	8d	7	1.02mi
960 Agnew Rd Pittsburgh, PA	3.0	2.0	950	$1,295	$1.36	15d	1	1.02mi
1661 Skyline Dr Pittsburgh, PA	1.0–2.0	1.0	637	$1,210	$1.90	5d	7	1.28mi
1575 Bevan Rd Pittsburgh, PA	2.0	1.0	515	$1,085	$2.10	11d	7	1.31mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,214	$1.29	8d	44	1.37mi
1567 Cathell Rd Pittsburgh, PA	2.0	1.0	1000	$1,349	$1.35	5d	4	1.49mi

Listing history 27 events

1. 2026-06-07
   statusdays on market $65,000 Pending 45 DOM
2. 2026-06-03
   days on market $65,000 Active 44 DOM
3. 2026-06-02
   days on market $65,000 Active 43 DOM
4. 2026-06-01
   days on market $65,000 Active 42 DOM
5. 2026-05-31
   days on market $65,000 Active 41 DOM
6. 2026-04-28
   historical Contingent
7. 2026-04-20
   listed $65,000 Active
8. 2017-08-24
   soldstatus $17,119 Sold 209-char remark

   Show marketing remark (209 chars)

   One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

9. 2017-05-18
   status Under Contract 209-char remark

   Show marketing remark (209 chars)

   One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

10. 2017-05-12
    historical Contingent 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

11. 2017-05-11
    status Active 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

12. 2017-05-05
    historical Contingent 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

13. 2017-05-02
    status Active 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

14. 2017-04-06
    status Under Contract 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

15. 2017-03-15
    historical Contingent 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

16. 2017-02-28
    price $25,200 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

17. 2017-01-25
    price $28,800 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

18. 2016-12-23
    price $32,400 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

19. 2016-11-23
    status Active 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

20. 2016-11-16
    historical Contingent 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

21. 2016-11-01
    listed $36,000 Active 209-char remark

    Show marketing remark (209 chars)

    One level living in this cozy brick Ranch home with a front covered porch. Fenced in level rear yard and Off-street parking . Large attic for storage space. Full , unfinished basement with glass block windows.

22. 2009-08-20
    soldstatus $55,000
23. 2009-08-19
    price $52,900 291-char remark

    Show marketing remark (291 chars)

    Updated!! Cozy one level living. New appliances in kitchen. Brand new carpet installed. New flooring in Kitchen and Bath. Updated Bathroom. Fenced back yard and level freshly painted throughout. Very large attic that could be finished livable space. Off street parking for your convenience.

24. 2009-08-19
    soldstatus $55,000 291-char remark

    Show marketing remark (291 chars)

    Updated!! Cozy one level living. New appliances in kitchen. Brand new carpet installed. New flooring in Kitchen and Bath. Updated Bathroom. Fenced back yard and level freshly painted throughout. Very large attic that could be finished livable space. Off street parking for your convenience.

25. 2009-05-08
    listed $55,000 291-char remark

    Show marketing remark (291 chars)

    Updated!! Cozy one level living. New appliances in kitchen. Brand new carpet installed. New flooring in Kitchen and Bath. Updated Bathroom. Fenced back yard and level freshly painted throughout. Very large attic that could be finished livable space. Off street parking for your convenience.

26. 2008-09-05
    soldstatus $24,137
27. 1979-07-18
    soldstatus $35,500

ⓘ 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: $3,132 · $261/mo
• Projected year-2 tax: $3,132 · $261/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 ≥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: $15,589
• − Mortgage interest: −$3,641
• − Property taxes: −$3,132
• − Insurance: −$325
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,891
• Taxable income: $4,106
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $3,783/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

+83.1% since first listed

22 events — show timeline

• 2026-04-28 Contingent — West Penn MLS
• 2026-04-20 Listed $65,000 West Penn MLS
• 2017-08-24 Sold (MLS) $17,119 West Penn MLS
• 2017-05-18 Pending — West Penn MLS
• 2017-05-12 Contingent — West Penn MLS
• 2017-05-11 Relisted — West Penn MLS
• 2017-05-05 Contingent — West Penn MLS
• 2017-05-02 Relisted — West Penn MLS
• 2017-04-06 Pending — West Penn MLS
• 2017-03-15 Contingent — West Penn MLS
• 2017-02-28 Price Changed $25,200 West Penn MLS
• 2017-01-25 Price Changed $28,800 West Penn MLS
• 2016-12-23 Price Changed $32,400 West Penn MLS
• 2016-11-23 Relisted — West Penn MLS
• 2016-11-16 Contingent — West Penn MLS
• 2016-11-01 Listed $36,000 West Penn MLS
• 2009-08-20 Sold (Public Records) $55,000 Public Records
• 2009-08-19 Price Changed $52,900 West Penn MLS
• 2009-08-19 Sold (MLS) $55,000 West Penn MLS
• 2009-05-08 Listed $55,000 West Penn MLS
• 2008-09-05 Sold (Public Records) $24,137 Public Records
• 1979-07-18 Sold (Public Records) $35,500 Public Records

Property tax history

+5.0%/yr

Latest (2026): $3,132 · +4.6% YoY. Source: county tax records.