442 Englewood Dr · Glenshaw, PA 15237

$263,000

3 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 30 Days on market

Built 1958 10,140 sqft lot Est $279k · 6% under

---

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 +13.6/30.0
• ARV discount +10.1/15.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

VERY CLEAN ALL BRICK RANCH- NICE LEVEL LOT WITH A FENCHED BACK YARD - FINISHED GAMEROOM AREA- MOVE IN CONDITION WITH SOME UPDATES, NEWER WINDOWS, UPDATED FURNACE AND A/C, DEAD END STREET LOCATION - SHOULD BE HARDWOOD FLOORS UNDER THE CARPET -NICE SIZE DECK OFF OF THE DINING ROOM

Key facts

• 0.23 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage; Built-in parking with garage door opener; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Asphalt roof; Brick construction; Home warranty included
• Construction: Brick exterior; Asphalt roof; Has basement
• Exterior features: Lot approximately 0.2328 acres

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary/main level bedroom (11 x 10); Second/main level bedroom (11 x 10); Third/main level bedroom (13 x 11)
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Central vacuum; Game room; Multi-pane windows
• Laundry & utility: Washer; Dryer; Laundry room in basement; Interior-entry basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $14 ($173/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 $223k (15.4% below list).
• Recommended offer: $223k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Glenshaw — 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 75/100 on livability (#427 in PA, #3,894 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• 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.
• Zoned schools: Ross El Sch (math 57% / reading 78%, grade B+, #192 of 1,518 statewide, top 13%, 501 students, 20% FRL); North Hills Ms (math 37% / reading 70%, grade C+, #86 of 512 statewide, top 17%, 1,070 students, 28% FRL); North Hills Shs (math 71% / reading 75%, grade B+, #35 of 437 statewide, top 8%, 1,383 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $34k; list at $263k implies a 685% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,542 (15.4% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.85% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $278,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Andrew Dr	0.16mi	3/2.0	1,238 (+9%)	7mo	$222,000	$179	68
160 Siebert Rd	0.61mi	3/2.0	1,148 (+1%)	6mo	$325,000	$283	61
557 Thompson Run Rd	0.22mi	3/2.5	1,300 (+14%)	2mo	$365,000	$281	58
133 Sunset Ln	0.47mi	2/1.5 (-1)	1,200 (+5%)	8mo	$305,000	$254	56
102 Crest Ln	0.25mi	3/1.5	975 (-14%)	8mo	$249,000	$255	55
1630 Anderson Rd	0.53mi	3/2.0	1,176 (+3%)	15mo	$257,000	$219	53
106 Mcginley Dr	0.22mi	3/2.0	1,275 (+12%)	15mo	$264,500	$207	53
152 Easley Rd	0.43mi	2/1.5 (-1)	1,240 (+9%)	6mo	$265,000	$214	53
574 Sangree Rd	0.47mi	2/1.5 (-1)	1,051 (-8%)	12mo	$250,000	$238	48
356 Goldsmith Rd	0.48mi	3/1.0	1,304 (+15%)	7mo	$291,000	$223	47
2805 Clearview Dr	0.75mi	4/2.0 (+1)	1,248 (+10%)	1mo	$307,000	$246	39
111 Sycamore Dr	0.72mi	3/1.0	1,288 (+13%)	14mo	$315,000	$245	33

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-43,575
• Equity at exit: $39,214

10-year hold

• IRR: -10.3%
• Equity multiple: 0.40×
• Total profit: $-44,334
• Equity at exit: $22,739

Cash invested: $73,640 (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: 107
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$255 /mo · $3,058/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $14

Break-even live

Break-even rent $2,207

Max offer price $263,000

Occupancy floor 94%

Sensitivity live

Price	-10% $163	-5% $89	+0% $14	+5% $-60	+10% $-134
Rent	-10% $-161	-5% $-73	+0% $14	+5% $102	+10% $190
Rate	-1.0pp $147	-0.5pp $81	base $14	+0.5pp $-54	+1.0pp $-123

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 McKnight East Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	917	$2,005	$2.19	3d	14	1.08mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$3,502	$2.89	3d	37	1.32mi
100 Hilands Pl Unit L169 Pittsburgh, PA	2.0	1.0	850	$995	$1.17	45d	1	1.37mi

Listing history 14 events

1. 2026-06-16
   statusdays on market $263,000 Pending 30 DOM
2. 2026-06-15
   days on market $263,000 Contingent 29 DOM
3. 2026-06-13
   days on market $263,000 Contingent 27 DOM
4. 2026-06-09
   days on market $263,000 Contingent 23 DOM
5. 2026-06-08
   days on market $263,000 Contingent 22 DOM
6. 2026-06-07
   days on market $263,000 Contingent 21 DOM
7. 2026-06-05
   days on market $263,000 Contingent 18 DOM
8. 2026-06-03
   days on market $263,000 Contingent 17 DOM
9. 2026-06-02
   days on market $263,000 Contingent 16 DOM
10. 2026-06-01
    days on market $263,000 Contingent 15 DOM
11. 2026-05-31
    days on market $263,000 Contingent 14 DOM
12. 2026-05-18
    listed Contingent
13. 2026-05-17
    listed $263,000
14. 1976-10-26
    soldstatus $33,500

ⓘ 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: $3,058 · $255/mo
• Projected year-2 tax: $3,607 · $301/mo
• Expected delta: +$548/yr (+$46/mo · 17.9%)

ⓘ 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 ≥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: $26,705
• − Mortgage interest: −$14,732
• − Property taxes: −$3,058
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$7,651
• Taxable loss: −$4,324
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $1,211/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 — Glenshaw

• Score: 75/100
• State rank: #427
• US rank: #3894

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): 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

+685.1% since first listed

3 events — show timeline

• 2026-05-18 Listed — West Penn MLS
• 2026-05-17 Listed $263,000 West Penn MLS
• 1976-10-26 Sold (Public Records) $33,500 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,058 · +1.0% YoY. Source: county tax records.