110 Good Ln · West View, PA 15237

$99,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 7 Days on market

Built 1920 6,534 sqft lot $100/sqft · 65% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

Key facts

• Minutes to us -19
• Front covered porch
• Minutes to i-279

Tags

• FRONT COVERED PORCH
• ONE CAR INTEGRAL GARAGE
• FULL UNFINISHED BASEMENT
• MINUTES TO I-279
• MINUTES TO US -19

Property features AI

Exterior

• Parking: Built-in attached garage (1 parking space)
• Home design: Resale property
• Exterior features: Lot roughly 39 x 193; 0.15 acre lot

Interior

• Kitchen: Kitchen (Main level, 13 x 9)
• Bedrooms: Upper bedroom (20 x 15); Main-level bedroom (13 x 11)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood floors; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.0% vs local median 3.8% in West View — 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 92/100 on livability (#8 in PA, #32 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• North Hills SD (suburban): math 48% / reading 72% proficiency, ranked #70 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.2%/yr); 104 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 is only 15% of the median local income ($110k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.1

CMA / ARV

• ARV (median comp): $284,459
• List price: $99,000
• Delta: -65.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Bernice St	0.22mi	2/1.0	1,016 (+3%)	7mo	$270,000	$266	79
113 Good Ln	0.03mi	3/1.0 (+1)	944 (-4%)	15mo	$220,000	$233	74
1008 Homer Ave	0.20mi	3/1.0 (+1)	962 (-3%)	13mo	$300,000	$312	71
1006 Grandview Ave	0.24mi	2/1.5	922 (-7%)	11mo	$250,000	$271	67
163 1st Ave	0.67mi	2/2.0	980 (-1%)	1mo	$270,000	$276	62
907 Jefferson Dr	0.44mi	3/2.0 (+1)	1,026 (+4%)	3mo	$341,000	$332	61
3409 Evergreen Rd	0.65mi	2/1.0	920 (-7%)	11mo	$75,000	$82	49
811 Jefferson Dr	0.57mi	2/1.0	1,102 (+12%)	10mo	$273,000	$248	46
810 Harden Dr	0.54mi	3/1.0 (+1)	1,134 (+15%)	8mo	$300,000	$265	39
119 Hillcrest Dr	0.68mi	3/2.0 (+1)	1,052 (+6%)	12mo	$270,000	$257	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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,413
• Equity at exit: $14,761

10-year hold

• IRR: 11.0%
• Equity multiple: 1.83×
• Total profit: $22,934
• Equity at exit: $8,560

Cash invested: $27,720 (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 15237

• Rents YoY: 2.2%
• Active inventory: 104
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$519
• Tax from tax record: −$208 /mo · $2,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $307

Break-even live

Break-even rent $972

Max offer price $99,000

Occupancy floor 72%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3457 Evergreen Rd Unit 303 McKnight, PA	1.0	1.0	750	$1,150	$1.53	7d	1	0.51mi
3457 Evergreen Rd Pittsburgh, PA	1.0	1.0	750	$1,150	$1.53	3d	1	0.51mi
816 Perry Hwy Unit 41 Pittsburgh, PA	1.0	1.0	640	$795	$1.24	43d	1	0.53mi
816 Perry Hwy Unit 29 Pittsburgh, PA	1.0	1.0	640	$795	$1.24	23d	1	0.53mi
3410 Babcock Blvd Apt 2 Pittsburgh, PA	2.0	1.0	580	$1,350	$2.33	43d	1	0.63mi
114 Tally Dr Pittsburgh, PA	1.0–3.0	1.0–2.0	847	$1,188	$1.40	43d	5	0.70mi
105 5th Ave West View, PA	2.0	1.0	828	$1,300	$1.57	23d	1	0.99mi
103 5th Ave West View, PA	2.0	1.0	828	$1,300	$1.57	23d	1	0.99mi
411 McKnight Cir Pittsburgh, PA	1.0	1.0	800	$1,100	$1.38	23d	1	1.01mi
712 McKnight Cir Pittsburgh, PA	1.0	1.0	850	$1,350	$1.59	7d	1	1.01mi
103 McKnight Cir Pittsburgh, PA	1.0–3.0	1.0–2.0	1275	$2,000	$1.57	1d	1	1.04mi
122 McKnight Cir Pittsburgh, PA	1.0	1.0	800	$1,200	$1.50	7d	1	1.05mi
810 McKnight Cir Pittsburgh, PA	1.0	1.0	750	$1,200	$1.60	43d	1	1.06mi
464 McKnight Cir Pittsburgh, PA	1.0	1.0	550	$1,000	$1.82	7d	1	1.13mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$2,820	$2.33	1d	37	1.20mi
218 Bronx Ave #1 Pittsburgh, PA	2.0	1.0	860	$1,100	$1.28	43d	1	1.23mi
21 Chalfonte Ave Unit 2 Pittsburgh, PA	3.0	1.5	1100	$995	$0.90	10d	1	1.25mi
104 6th Ave Pittsburgh, PA	2.0	2.0	672	$1,250	$1.86	21d	1	1.26mi
1000 Johnanna Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	897	$1,900	$2.12	1d	36	1.32mi
106 15th St West View, PA	1.0	1.0	650	$960	$1.48	43d	1	1.34mi
125 Lakewood Ave Unit 4 Pittsburgh, PA	1.0	1.0	800	$1,200	$1.50	23d	1	1.42mi
3001 McKnight East Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	917	$2,005	$2.19	1d	14	1.45mi
336 Perry Hwy Unit PER336-404 West View, PA	2.0	1.0	901	$995	$1.10	44d	1	1.46mi
336 Perry Hwy Unit PER336-306 West View, PA	2.0	1.0	901	$995	$1.10	43d	1	1.46mi
180 Montclair Ave Pittsburgh, PA	3.0	1.0	1050	$1,895	$1.80	23d	1	1.47mi

Listing history 18 events

1. 2026-05-05
   status Pending 204-char remark
2. 2026-05-04
   historical Contingent 204-char remark
3. 2026-04-28
   listed $99,000 Active 204-char remark
4. 2026-01-05
   historical Expired 381-char remark

   Show marketing remark (381 chars)

   Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

5. 2025-12-11
   historical Contingent 381-char remark

   Show marketing remark (381 chars)

   Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

6. 2025-10-13
   status Active 381-char remark

   Show marketing remark (381 chars)

   Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

7. 2025-10-13
   price $139,900 381-char remark

   Show marketing remark (381 chars)

   Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

8. 2025-05-19
   historical Contingent 381-char remark

   Show marketing remark (381 chars)

   Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

9. 2025-03-21
   status Active 381-char remark

   Show marketing remark (381 chars)

   Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

10. 2025-03-04
    historical Contingent 381-char remark

    Show marketing remark (381 chars)

    Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

11. 2025-01-14
    listed $169,900 Active 381-char remark

    Show marketing remark (381 chars)

    Located on a corner lot and has a covered front porch, rear deck, and a level rear yard. The first floor has two bedrooms and a full bathroom in addition to the living room, dining room, and kitchen. The upper level a large bedroom spanning the entire length of the home. Centrally located in Ross Township close to Perry Hwy and other major roadways as well as shopping amenities.

12. 2016-05-03
    soldstatus $104,000
13. 2016-04-29
    price $104,000

    Show marketing remark (231 chars)

    GREAT STARTER HOME FOR THE FIRST TIME BUYER OR MOVE DOWN BUYER THAT WANTS TO BE ON ONE FLOOR. HARDWOOD FLOORS COVERED FRONT PORCH AND 16X20 DECK ON THE REAR, 13 MONTH HOME WARRANTY OF AMERICA WARRANTY INCLUDED, SHED IS A TEAR DOWN.

14. 2016-04-29
    price $109,900

    Show marketing remark (231 chars)

    GREAT STARTER HOME FOR THE FIRST TIME BUYER OR MOVE DOWN BUYER THAT WANTS TO BE ON ONE FLOOR. HARDWOOD FLOORS COVERED FRONT PORCH AND 16X20 DECK ON THE REAR, 13 MONTH HOME WARRANTY OF AMERICA WARRANTY INCLUDED, SHED IS A TEAR DOWN.

15. 2016-04-29
    soldstatus $104,000 Sold

    Show marketing remark (231 chars)

    GREAT STARTER HOME FOR THE FIRST TIME BUYER OR MOVE DOWN BUYER THAT WANTS TO BE ON ONE FLOOR. HARDWOOD FLOORS COVERED FRONT PORCH AND 16X20 DECK ON THE REAR, 13 MONTH HOME WARRANTY OF AMERICA WARRANTY INCLUDED, SHED IS A TEAR DOWN.

16. 2016-03-07
    historical Contingent

    Show marketing remark (231 chars)

    GREAT STARTER HOME FOR THE FIRST TIME BUYER OR MOVE DOWN BUYER THAT WANTS TO BE ON ONE FLOOR. HARDWOOD FLOORS COVERED FRONT PORCH AND 16X20 DECK ON THE REAR, 13 MONTH HOME WARRANTY OF AMERICA WARRANTY INCLUDED, SHED IS A TEAR DOWN.

17. 2016-02-16
    listed $109,900 Active

    Show marketing remark (231 chars)

    GREAT STARTER HOME FOR THE FIRST TIME BUYER OR MOVE DOWN BUYER THAT WANTS TO BE ON ONE FLOOR. HARDWOOD FLOORS COVERED FRONT PORCH AND 16X20 DECK ON THE REAR, 13 MONTH HOME WARRANTY OF AMERICA WARRANTY INCLUDED, SHED IS A TEAR DOWN.

18. 1986-09-30
    soldstatus $41,000

ⓘ 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: $2,492 · $208/mo
• Projected year-2 tax: $2,492 · $208/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,323
• − Mortgage interest: −$5,546
• − Property taxes: −$2,492
• − Insurance: −$495
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$2,880
• Taxable income: $2,299
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,127/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: North Hills SD
• NCES district ID: 4217220
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 72% ▼ -10.00%
• Median HH income: $60,841
• Composite: 52.02/100
• National rank: #1637
• State rank: #70 of 539 in PA

Livability — West View

• Score: 92/100
• State rank: #8
• US rank: #32

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 15,251
• Metro: Pittsburgh, PA
• Population (ZIP): 43,588
• Household income: $109,895
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 693.0

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 (88%)
• Race & ethnicity: White 88% Asian 6% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 8% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 2% Chinese 2% Spanish 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: ▼ -218.78%
• Current HPI: 269.5446
• Rent YoY: ▲ 2.16%
• 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

+141.5% since first listed

18 events — show timeline

• 2026-05-05 Pending — West Penn MLS
• 2026-05-04 Contingent — West Penn MLS
• 2026-04-28 Listed $99,000 West Penn MLS
• 2026-01-05 Delisted — West Penn MLS
• 2025-12-11 Contingent — West Penn MLS
• 2025-10-13 Relisted — West Penn MLS
• 2025-10-13 Price Changed $139,900 West Penn MLS
• 2025-05-19 Contingent — West Penn MLS
• 2025-03-21 Relisted — West Penn MLS
• 2025-03-04 Contingent — West Penn MLS
• 2025-01-14 Listed $169,900 West Penn MLS
• 2016-05-03 Sold (Public Records) $104,000 Public Records
• 2016-04-29 Price Changed $104,000 West Penn MLS
• 2016-04-29 Sold (MLS) $104,000 West Penn MLS
• 2016-04-29 Price Changed $109,900 West Penn MLS
• 2016-03-07 Contingent — West Penn MLS
• 2016-02-16 Listed $109,900 West Penn MLS
• 1986-09-30 Sold (Public Records) $41,000 Public Records

Property tax history

+4.1%/yr

Latest (2026): $2,492 · +1.0% YoY. Source: county tax records.