7402 Chestnut Way · Pine, PA 15044

$389,900

3 bd · 3.5 ba · 1,809 sqft · Townhouse public records · 62 Days on market

Built 2023 Good condition 5,654 sqft lot $216/sqft · 9% below area Est $428k · 9% under $170/mo HOA · 5% of rent ↓ 5% since listing

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Why this score? — see what drove the D 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).

• ARV discount +11.5/15.0
• Cash flow +7.8/30.0
• Schools +6.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home ownership awaits! Welcome to 7402 Chestnut Way. This home delivers the perfect combination of modern design, everyday functionality and an unbeatable location. Step inside this beautiful townhome which features flexible living spaces, 3 bedrooms and 2.5 baths, a patio and deck space for outdoor hangouts, and much more. The layout of this home flows seamlessly from the family room, to the kitchen and dining space, creating a central hub for gathering. One of the standout features is the additional lower-level living space, perfect for a home office, playroom, workout area or second family room. With walk-out access to a private patio and yard, this space adds versatility and value. Enjoy the benefits of low-maintenance living while being just minutes away from everything you need. This community offers a clubhouse space with a state of the art gym, swimming pool, and walking tail that connects to the Treesdale community. The location of this home truly sets it apart. You're within walking distance to Pine-Richland HS and MS, a short walk to a local coffee shop, restaurant, and other local favorites. Access to major roadways also makes this home the ideal space. You can be on interstate 79 in minutes or travel with ease to the turnpike or route 19 with many shops and restaurants. If you're looking for a space to spread out, room to work from home, or simply a newer home in a prime location, this property could check every box. Move-in ready, thoughtfully designed and ideally located-this one is for you!

Key facts

• Walking trail
• Swimming pool
• State of the art gym

Tags

• PRIVATE PATIO AND YARD
• STATE OF THE ART GYM
• SWIMMING POOL
• WALKING TRAIL
• ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $390k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-425 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (18.3% below list).
• Recommended offer: $315k (19.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pine-Richland SD (suburban): math 62% / reading 83% proficiency, ranked #11 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 119 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.

Recommended offer $314,875 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 10.2

CMA / ARV

• ARV (median comp): $428,026
• List price: $389,900
• Delta: -8.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9002 Hickory Rd	0.11mi	3/2.5	1,825 (+1%)	5mo	$389,900	$214	86
4702 Spruce Rd	0.18mi	3/3.0	1,934 (+7%)	0mo	$405,000	$209	78
7406 Chestnut Way	0.01mi	3/2.5	2,055 (+14%)	1mo	$415,000	$202	73
7100 Chestnut Way	0.08mi	3/2.5	1,928 (+7%)	17mo	$395,000	$205	67
4300 Spruce Rd	0.03mi	3/2.5	2,014 (+11%)	12mo	$449,000	$223	66
5301 Spruce Rd	0.24mi	3/2.5	1,924 (+6%)	15mo	$490,695	$255	62
4906 Spruce Rd	0.24mi	3/2.5	1,917 (+6%)	23mo	$399,990	$209	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.18×
• Total profit: $-90,030
• Equity at exit: $58,135

10-year hold

• IRR: -19.2%
• Equity multiple: -0.03×
• Total profit: $-112,417
• Equity at exit: $33,711

Cash invested: $109,172 (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 15044

• Home prices YoY: -32.6%
• Active inventory: 119
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,185 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$563 /mo · $6,762/yr
• Insurance: −$162
• HOA: −$170
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-425

Break-even live

Break-even rent $3,722

Max offer price $314,875

Occupancy floor —

Sensitivity live

Price	-10% $-204	-5% $-314	+0% $-425	+5% $-535	+10% $-645
Rent	-10% $-676	-5% $-550	+0% $-425	+5% $-299	+10% $-173
Rate	-1.0pp $-228	-0.5pp $-326	base $-425	+0.5pp $-526	+1.0pp $-629

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6706 Sycamore Way Gibsonia, PA	3.0	2.5	1950	$2,900	$1.49	2d	1	0.20mi
5103 Spruce Rd Gibsonia, PA	4.0	3.5	2439	$3,300	$1.35	11d	1	0.24mi
5105 Spruce Rd Gibsonia, PA	3.0	3.5	2264	$3,200	$1.41	11d	1	0.24mi
5203 Spruce Rd Gibsonia, PA	4.0	3.5	2264	$3,300	$1.46	2d	1	0.25mi
4908 Spruce Rd Gibsonia, PA	3.0	2.5	2198	$3,350	$1.52	2d	1	0.25mi

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: poolgym

Listing history 17 events

1. 2026-06-18
   days on market $389,900 Active 62 DOM
2. 2026-06-17
   days on market $389,900 Active 61 DOM
3. 2026-06-16
   days on market $389,900 Active 60 DOM
4. 2026-06-15
   days on market $389,900 Active 59 DOM
5. 2026-06-13
   pricedays on market $389,900 Active 57 DOM
6. 2026-06-09
   days on market $395,000 Active 53 DOM
7. 2026-06-08
   days on market $395,000 Active 52 DOM
8. 2026-06-07
   days on market $395,000 Active 51 DOM
9. 2026-06-05
   days on market $395,000 Active 48 DOM
10. 2026-06-03
    days on market $395,000 Active 47 DOM
11. 2026-06-02
    days on market $395,000 Active 46 DOM
12. 2026-06-02
    price $395,000 Active 45 DOM
13. 2026-06-01
    days on market $399,999 Active 45 DOM
14. 2026-05-31
    days on market $399,999 Active 44 DOM
15. 2026-05-12
    price $399,999 1531-char remark

    Show marketing remark (1531 chars)

    Home ownership awaits! Welcome to 7402 Chestnut Way. This home delivers the perfect combination of modern design, everyday functionality and an unbeatable location. Step inside this beautiful townhome which features flexible living spaces, 3 bedrooms and 2.5 baths, a patio and deck space for outdoor hangouts, and much more. The layout of this home flows seamlessly from the family room, to the kitchen and dining space, creating a central hub for gathering. One of the standout features is the additional lower-level living space, perfect for a home office, playroom, workout area or second family room. With walk-out access to a private patio and yard, this space adds versatility and value. Enjoy the benefits of low-maintenance living while being just minutes away from everything you need. This community offers a clubhouse space with a state of the art gym, swimming pool, and walking tail that connects to the Treesdale community. The location of this home truly sets it apart. You're within walking distance to Pine-Richland HS and MS, a short walk to a local coffee shop, restaurant, and other local favorites. Access to major roadways also makes this home the ideal space. You can be on interstate 79 in minutes or travel with ease to the turnpike or route 19 with many shops and restaurants. If you're looking for a space to spread out, room to work from home, or simply a newer home in a prime location, this property could check every box. Move-in ready, thoughtfully designed and ideally located-this one is for you!

16. 2026-04-28
    price $410,000 1531-char remark

    Show marketing remark (1531 chars)

    Home ownership awaits! Welcome to 7402 Chestnut Way. This home delivers the perfect combination of modern design, everyday functionality and an unbeatable location. Step inside this beautiful townhome which features flexible living spaces, 3 bedrooms and 2.5 baths, a patio and deck space for outdoor hangouts, and much more. The layout of this home flows seamlessly from the family room, to the kitchen and dining space, creating a central hub for gathering. One of the standout features is the additional lower-level living space, perfect for a home office, playroom, workout area or second family room. With walk-out access to a private patio and yard, this space adds versatility and value. Enjoy the benefits of low-maintenance living while being just minutes away from everything you need. This community offers a clubhouse space with a state of the art gym, swimming pool, and walking tail that connects to the Treesdale community. The location of this home truly sets it apart. You're within walking distance to Pine-Richland HS and MS, a short walk to a local coffee shop, restaurant, and other local favorites. Access to major roadways also makes this home the ideal space. You can be on interstate 79 in minutes or travel with ease to the turnpike or route 19 with many shops and restaurants. If you're looking for a space to spread out, room to work from home, or simply a newer home in a prime location, this property could check every box. Move-in ready, thoughtfully designed and ideally located-this one is for you!

17. 2026-04-17
    listed $420,000 Active 1531-char remark

    Show marketing remark (1531 chars)

    Home ownership awaits! Welcome to 7402 Chestnut Way. This home delivers the perfect combination of modern design, everyday functionality and an unbeatable location. Step inside this beautiful townhome which features flexible living spaces, 3 bedrooms and 2.5 baths, a patio and deck space for outdoor hangouts, and much more. The layout of this home flows seamlessly from the family room, to the kitchen and dining space, creating a central hub for gathering. One of the standout features is the additional lower-level living space, perfect for a home office, playroom, workout area or second family room. With walk-out access to a private patio and yard, this space adds versatility and value. Enjoy the benefits of low-maintenance living while being just minutes away from everything you need. This community offers a clubhouse space with a state of the art gym, swimming pool, and walking tail that connects to the Treesdale community. The location of this home truly sets it apart. You're within walking distance to Pine-Richland HS and MS, a short walk to a local coffee shop, restaurant, and other local favorites. Access to major roadways also makes this home the ideal space. You can be on interstate 79 in minutes or travel with ease to the turnpike or route 19 with many shops and restaurants. If you're looking for a space to spread out, room to work from home, or simply a newer home in a prime location, this property could check every box. Move-in ready, thoughtfully designed and ideally located-this one is for you!

ⓘ 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: $6,762 · $563/mo
• Projected year-2 tax: $6,762 · $563/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 2/10 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: $38,217
• − Mortgage interest: −$21,840
• − Property taxes: −$6,762
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − HOA: −$2,040
• − Depreciation: −$11,343
• Taxable loss: −$11,832
• Est. tax savings @ 24.0%: +$2,840
• After-tax cash flow: $-2,257/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse is move-in ready with modern finishes and a good condition score. A fresh coat of paint on the exterior and cleaning the gutters would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pine-Richland SD
• NCES district ID: 4202850
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 83% ▼ -6.00%
• Median HH income: $105,481
• Composite: 66.66/100
• National rank: #413
• State rank: #11 of 539 in PA

Livability — Pine

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 27,844

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 3%
• Common ancestry: Romanian 7% Serbian 3% Slovak 2%
• Foreign-born: 4% · China, Canada
• Languages at home: 96% English-only · 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: ▼ -130.02%
• Current HPI: 268.5433
• Rent YoY: —
• Metro: —
• 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

-4.8% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $399,999 West Penn MLS
• 2026-04-28 Price Changed $410,000 West Penn MLS
• 2026-04-17 Listed $420,000 West Penn MLS

Property tax history

+2.2%/yr

Latest (2026): $6,762 · +0.0% YoY. Source: county tax records.