11032 Azalea Dr · Churchill, PA 15235

$149,500

3 bd · 1.5 ba · 956 sqft · SingleFamily public records · 25 Days on market

Built 1960 7,100 sqft lot Est $163k · 9% under

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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).

• Cash flow +14.2/30.0
• ARV discount +11.3/15.0
• 1% rule +4.5/10.0
• Rent growth +4.4/5.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch has very good space with a newly remodeled kitchen and an updated furnace.

Key facts

• Integral garage
• Off-street parking
• 7,100 sq ft lot

Tags

• INTEGRAL GARAGE
• OFF-STREET PARKING
• EASY ACCESS TO PARKWAY EAST

Property features AI

Exterior

• Parking: Built-in parking; Off-street parking; 2 parking spaces; Attached garage
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Walk-out basement access; Public transportation nearby

Interior

• Kitchen: Kitchen on main level (10x11); Dishwasher; Microwave; Stove; Refrigerator; Some gas appliances
• Bedrooms: Main level bedroom (8x10); Main level bedroom (10x11); Main level bedroom (12x11)
• Flooring: Laminate; Tile; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $25 ($298/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (4.9% below list).
• Recommended offer: $142k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.6% in Churchill — 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 74/100 on livability (#486 in PA, #4,477 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Penn Hills El Sch (math 14% / reading 27%, grade F, #1,243 of 1,518 statewide, top 82%, 1,279 students, 100% FRL); Linton Ms (math 3% / reading 21%, grade F, #489 of 512 statewide, top 96%, 640 students, 100% FRL); Penn Hills Shs (math 34% / reading 24%, grade F, #357 of 437 statewide, top 82%, 1,107 students, 88% FRL) — zoned schools average 96% FRL vs 56% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $20k; list at $150k implies a 648% gain — meaningful room to come down on a strong offer.

Recommended offer $142,195 (4.9% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $163,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Wilson Dr	0.31mi	2/2.0 (-1)	956 (0%)	4mo	$128,000	$134	75
11337 Althea Rd	0.32mi	3/1.0	910 (-5%)	9mo	$186,900	$205	68
10804 Highpoint Dr	0.24mi	2/2.0 (-1)	992 (+4%)	14mo	$150,000	$151	64
419 Elias Dr	0.56mi	3/1.0	976 (+2%)	9mo	$152,500	$156	61
165 Spring Grove Rd	0.39mi	2/2.0 (-1)	1,040 (+9%)	1mo	$150,000	$144	59
11283 Azalea Dr	0.30mi	3/1.0	1,088 (+14%)	2mo	$205,000	$188	59
325 Walpole Dr	0.67mi	3/1.0	975 (+2%)	9mo	$167,000	$171	56
4940 3rd St	0.58mi	2/1.5 (-1)	1,025 (+7%)	0mo	$195,000	$190	56
332 Garlow Dr	0.29mi	3/2.0	1,075 (+12%)	10mo	$219,900	$205	55
11420 Azalea Dr	0.47mi	3/1.0	1,040 (+9%)	9mo	$192,000	$185	54
1343 Barbara Dirve	0.69mi	3/1.5	1,056 (+10%)	7mo	$140,500	$133	44
221 Crestview Rd	0.69mi	3/1.5	1,030 (+8%)	14mo	$160,000	$155	43

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.63×
• Total profit: $-15,648
• Equity at exit: $22,291

10-year hold

• IRR: 5.3%
• Equity multiple: 1.48×
• Total profit: $19,973
• Equity at exit: $12,926

Cash invested: $41,860 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$784
• Tax from tax record: −$252 /mo · $3,027/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $25

Break-even live

Break-even rent $1,391

Max offer price $149,500

Occupancy floor 93%

Sensitivity live

Price	-10% $109	-5% $67	+0% $25	+5% $-17	+10% $-60
Rent	-10% $-87	-5% $-31	+0% $25	+5% $81	+10% $137
Rate	-1.0pp $100	-0.5pp $63	base $25	+0.5pp $-14	+1.0pp $-53

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	19d	1	0.48mi
1426 Homestead Rd Unit 3 Verona, PA	3.0	1.0	1000	$1,499	$1.50	14d	1	0.77mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	25d	1	0.77mi
5725 Verona Rd Unit 2 Verona, PA	2.0	1.0	850	$1,200	$1.41	25d	1	0.96mi
5725 Verona Rd #1 Verona, PA	2.0	1.0	800	$1,300	$1.62	25d	1	0.96mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	9d	2	0.99mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	45d	1	1.08mi
261 Universal Rd Unit 261UNIV Pittsburgh, PA	3.0	1.0	1100	$1,225	$1.11	4d	1	1.09mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	16d	1	1.25mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	3d	1	1.27mi
127 Stowe Dr Pittsburgh, PA	3.0	1.0	948	$1,495	$1.58	23d	1	1.32mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.32mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	9d	1	1.37mi
325 Poe Dr Pittsburgh, PA	2.0	1.0	1056	$1,599	$1.51	45d	1	1.37mi
154 Collins Dr Pittsburgh, PA	3.0	1.0	986	$1,295	$1.31	3d	1	1.38mi

Listing history 27 events

1. 2026-06-21
   days on market $149,500 Active 25 DOM
2. 2026-06-18
   days on market $149,500 Active 22 DOM
3. 2026-06-17
   days on market $149,500 Active 21 DOM
4. 2026-06-16
   days on market $149,500 Active 20 DOM
5. 2026-06-15
   days on market $149,500 Active 19 DOM
6. 2026-06-13
   days on market $149,500 Active 17 DOM
7. 2026-06-13
   days on market $149,500 Active 16 DOM
8. 2026-06-09
   days on market $149,500 Active 13 DOM
9. 2026-06-08
   days on market $149,500 Active 12 DOM
10. 2026-06-08
    price $149,500 Active 11 DOM
11. 2026-06-07
    days on market $155,000 Active 11 DOM
12. 2026-06-05
    days on market $155,000 Active 8 DOM
13. 2026-06-03
    days on market $155,000 Active 7 DOM
14. 2026-06-02
    days on market $155,000 Active 6 DOM
15. 2026-06-01
    days on market $155,000 Active 5 DOM
16. 2026-05-31
    days on market $155,000 Active 4 DOM
17. 2026-05-27
    listed $155,000 Active
18. 2022-05-05
    price $155,000 85-char remark

    Show marketing remark (85 chars)

    This ranch has very good space with a newly remodeled kitchen and an updated furnace.

19. 2022-04-14
    listed $165,000 Active 85-char remark

    Show marketing remark (85 chars)

    This ranch has very good space with a newly remodeled kitchen and an updated furnace.

20. 2022-02-03
    price $1,395
21. 2009-05-08
    price $25,000 153-char remark

    Show marketing remark (153 chars)

    #442-208900/SOLD AS IS/UNINSUREDMORTGAGE/UTILITIES OFF/LOT AND TAXES APPROXIMATE FOR BIDS & INFO CHECK WWW. HOOKSVANHOLM. COM/VACANT/ENTER W/ HUD KEY

22. 2009-05-08
    soldstatus $20,000 153-char remark

    Show marketing remark (153 chars)

    #442-208900/SOLD AS IS/UNINSUREDMORTGAGE/UTILITIES OFF/LOT AND TAXES APPROXIMATE FOR BIDS & INFO CHECK WWW. HOOKSVANHOLM. COM/VACANT/ENTER W/ HUD KEY

23. 2008-10-24
    listed $20,000 153-char remark

    Show marketing remark (153 chars)

    #442-208900/SOLD AS IS/UNINSUREDMORTGAGE/UTILITIES OFF/LOT AND TAXES APPROXIMATE FOR BIDS & INFO CHECK WWW. HOOKSVANHOLM. COM/VACANT/ENTER W/ HUD KEY

24. 1999-12-16
    soldstatus $60,000
25. 1999-12-14
    soldstatus $60,000
26. 1999-07-26
    listed $63,900
27. 1990-05-02
    soldstatus $49,500

ⓘ 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: $3,027 · $252/mo
• Projected year-2 tax: $3,027 · $252/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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,063
• − Mortgage interest: −$8,374
• − Property taxes: −$3,027
• − Insurance: −$748
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,349
• Taxable loss: −$2,164
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $818/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Churchill

• Score: 74/100
• State rank: #486
• US rank: #4477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

+213.1% since first listed

11 events — show timeline

• 2026-05-27 Listed $155,000 West Penn MLS
• 2022-05-05 Price Changed $155,000 West Penn MLS
• 2022-04-14 Listed $165,000 West Penn MLS
• 2022-02-03 Price Changed $1,395 RENT.
• 2009-05-08 Sold (MLS) $20,000 West Penn MLS
• 2009-05-08 Price Changed $25,000 West Penn MLS
• 2008-10-24 Listed $20,000 West Penn MLS
• 1999-12-16 Sold (Public Records) $60,000 Public Records
• 1999-12-14 Sold (MLS) $60,000 West Penn MLS
• 1999-07-26 Listed $63,900 West Penn MLS
• 1990-05-02 Sold (Public Records) $49,500 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,027 · +0.0% YoY. Source: county tax records.