2930 Pyramid Ave · Brentwood, PA 15227

$99,900

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 49 Days on market

Built 1925 3,698 sqft lot $88/sqft · 39% below area Est $165k · 39% under

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Welcome to 2930 Pyramid Ave, Pittsburgh, PA 15227, a charming and well-maintained 3-bedroom, 1 full bath home offeringcomfort, character, and extra space to grow. Step inside to find a warm and inviting layout with generously sized bedrooms anda bright full bath. The home features an enclosed front porch — perfect for morning coffee, a cozy reading nook, or additionalliving space year-round. The full basement provides ample storage and includes an extra room that can be used as a homeoffice, workout space, hobby room, or guest area — offering flexibility to fit your needs. Extra commode in basement.

Key facts

• Extra room
• Full basement
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• FULL BASEMENT
• EXTRA ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1925 — 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: 1.42% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.35%
• DSCR: 1.64
• GRM: 5.9

CMA / ARV

• ARV (median comp): $164,968
• List price: $99,900
• Delta: -39.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2915 Glendale Ave	0.08mi	3/2.0	1,060 (-7%)	0mo	$211,000	$199	80
3029 Churchview Ave	0.29mi	3/1.5	1,100 (-4%)	1mo	$200,000	$182	78
108 Bellanca Ave	0.40mi	3/1.0	1,162 (+2%)	3mo	$168,000	$145	76
51 Greenlee Rd	0.32mi	3/1.0	1,232 (+8%)	0mo	$219,900	$178	72
3210 Hazelhurst Ave	0.47mi	3/2.0	1,178 (+3%)	3mo	$200,000	$170	66
3215 Shadyway Dr	0.39mi	3/2.0	1,220 (+7%)	0mo	$215,000	$176	66
369 Maytide St	0.71mi	3/1.0	1,122 (-2%)	1mo	$182,000	$162	64
3053 Harmening Ave	0.42mi	3/2.0	1,053 (-8%)	3mo	$120,000	$114	61
325 Outlook St	0.59mi	2/2.5 (-1)	1,142 (+0%)	0mo	$165,000	$144	61
3135 Churchview Ave	0.55mi	3/2.0	1,080 (-5%)	1mo	$285,000	$264	61
103 Munsey Ave	0.68mi	3/2.0	1,168 (+2%)	3mo	$161,000	$138	58
3223 Willett Rd	0.43mi	3/1.0	1,275 (+12%)	4mo	$211,000	$165	57

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $7,115
• Equity at exit: $14,895

10-year hold

• IRR: 17.1%
• Equity multiple: 2.50×
• Total profit: $42,050
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$524
• Tax from tax record: −$219 /mo · $2,633/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $334

Break-even live

Break-even rent $994

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $391	-5% $363	+0% $334	+5% $306	+10% $278
Rent	-10% $223	-5% $278	+0% $334	+5% $390	+10% $446
Rate	-1.0pp $385	-0.5pp $360	base $334	+0.5pp $309	+1.0pp $282

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	20d	1	0.10mi
2940 Brevard Ave Pittsburgh, PA	3.0	1.5	1176	$1,475	$1.25	44d	1	0.13mi
2733-2735 Pyramid Ave Pittsburgh, PA	2.0	1.0	1028	$1,295	$1.26	44d	1	0.13mi
2769 Churchview Ave Unit 9 Pittsburgh, PA	2.0	1.0	1200	$1,095	$0.91	44d	1	0.14mi
2811 Brownsville Rd Unit 4 Brentwood, PA	2.0	1.0	1250	$995	$0.80	44d	1	0.15mi
3224 Bookman Ave Unit 1 Pittsburgh, PA	2.0	2.0	1207	$1,550	$1.28	44d	1	0.35mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,450	$1.87	3d	12	0.44mi
416 Jacobson Dr Brentwood, PA	2.0	1.0	1150	$1,050	$0.91	24d	1	0.53mi
3325 Shadyway Dr Pittsburgh, PA	2.0	1.0	756	$1,450	$1.92	16d	1	0.56mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	1174	$1,750	$1.49	24d	1	0.62mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	875	$1,790	$2.05	44d	1	0.62mi
453 Greenlee Rd Pittsburgh, PA	3.0	1.0	1176	$1,495	$1.27	44d	1	0.84mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,435	$1.47	8d	7	0.88mi
1053 Edward Dr Pittsburgh, PA	3.0	1.0	1163	$1,700	$1.46	24d	1	0.90mi
616 Lane Way Pittsburgh, PA	2.0	1.0	1228	$1,690	$1.38	24d	1	1.11mi
616 Lane Way Pittsburgh, PA	2.0	1.0	1228	$1,690	$1.38	44d	1	1.11mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	5d	1	1.15mi
1661 Skyline Dr Pittsburgh, PA	1.0–2.0	1.0	637	$1,210	$1.90	5d	7	1.17mi
960 Agnew Rd Pittsburgh, PA	3.0	2.0	950	$1,295	$1.36	15d	1	1.17mi
1575 Bevan Rd Pittsburgh, PA	2.0	1.0	515	$1,085	$2.10	11d	7	1.18mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	8d	44	1.25mi
2355 Glenbury St Pittsburgh, PA	4.0	2.0	1350	$2,300	$1.70	4d	1	1.37mi

Listing history 28 events

1. 2026-06-18
   days on market $99,900 Active 49 DOM
2. 2026-06-17
   days on market $99,900 Active 48 DOM
3. 2026-06-16
   days on market $99,900 Active 47 DOM
4. 2026-06-15
   days on market $99,900 Active 46 DOM
5. 2026-06-13
   days on market $99,900 Active 44 DOM
6. 2026-06-13
   days on market $99,900 Active 43 DOM
7. 2026-06-09
   days on market $99,900 Active 40 DOM
8. 2026-06-08
   days on market $99,900 Active 39 DOM
9. 2026-06-07
   days on market $99,900 Active 38 DOM
10. 2026-06-05
    days on market $99,900 Active 35 DOM
11. 2026-06-03
    days on market $99,900 Active 34 DOM
12. 2026-06-02
    days on market $99,900 Active 33 DOM
13. 2026-06-01
    days on market $99,900 Active 32 DOM
14. 2026-05-31
    days on market $99,900 Active 31 DOM
15. 2026-05-08
    price $104,900 618-char remark

    Show marketing remark (618 chars)

    Welcome to 2930 Pyramid Ave, Pittsburgh, PA 15227, a charming and well-maintained 3-bedroom, 1 full bath home offeringcomfort, character, and extra space to grow. Step inside to find a warm and inviting layout with generously sized bedrooms anda bright full bath. The home features an enclosed front porch — perfect for morning coffee, a cozy reading nook, or additionalliving space year-round. The full basement provides ample storage and includes an extra room that can be used as a homeoffice, workout space, hobby room, or guest area — offering flexibility to fit your needs. Extra commode in basement.

16. 2026-05-08
    status Active 618-char remark

    Show marketing remark (618 chars)

    Welcome to 2930 Pyramid Ave, Pittsburgh, PA 15227, a charming and well-maintained 3-bedroom, 1 full bath home offeringcomfort, character, and extra space to grow. Step inside to find a warm and inviting layout with generously sized bedrooms anda bright full bath. The home features an enclosed front porch — perfect for morning coffee, a cozy reading nook, or additionalliving space year-round. The full basement provides ample storage and includes an extra room that can be used as a homeoffice, workout space, hobby room, or guest area — offering flexibility to fit your needs. Extra commode in basement.

17. 2026-03-11
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Welcome to 2930 Pyramid Ave, Pittsburgh, PA 15227, a charming and well-maintained 3-bedroom, 1 full bath home offeringcomfort, character, and extra space to grow. Step inside to find a warm and inviting layout with generously sized bedrooms anda bright full bath. The home features an enclosed front porch — perfect for morning coffee, a cozy reading nook, or additionalliving space year-round. The full basement provides ample storage and includes an extra room that can be used as a homeoffice, workout space, hobby room, or guest area — offering flexibility to fit your needs. Extra commode in basement.

18. 2026-03-03
    listed $114,900 Active 618-char remark

    Show marketing remark (618 chars)

    Welcome to 2930 Pyramid Ave, Pittsburgh, PA 15227, a charming and well-maintained 3-bedroom, 1 full bath home offeringcomfort, character, and extra space to grow. Step inside to find a warm and inviting layout with generously sized bedrooms anda bright full bath. The home features an enclosed front porch — perfect for morning coffee, a cozy reading nook, or additionalliving space year-round. The full basement provides ample storage and includes an extra room that can be used as a homeoffice, workout space, hobby room, or guest area — offering flexibility to fit your needs. Extra commode in basement.

19. 2018-01-25
    soldstatus $371,526
20. 2014-11-04
    soldstatus $64,000
21. 2014-11-03
    price $64,000 500-char remark

    Show marketing remark (500 chars)

    Totally remodeled bathroom and kitchen - addtl room is pantry room in back of kitchen/man door and new steps to back yard - driveway in front that goes around to back of house with parking/several cars - glass blocks in bsmt - den is in back bsmt/double closet - there is a shower in the front bsmt and a Pgh potty in the back bsmt - there is a sub-bsmt accessed via a trap door in the back bsmt - level entry from street/covered front porch - there is a security system that would need t/b activated

22. 2014-11-03
    price $69,900 500-char remark

    Show marketing remark (500 chars)

    Totally remodeled bathroom and kitchen - addtl room is pantry room in back of kitchen/man door and new steps to back yard - driveway in front that goes around to back of house with parking/several cars - glass blocks in bsmt - den is in back bsmt/double closet - there is a shower in the front bsmt and a Pgh potty in the back bsmt - there is a sub-bsmt accessed via a trap door in the back bsmt - level entry from street/covered front porch - there is a security system that would need t/b activated

23. 2014-11-03
    soldstatus $64,000 500-char remark

    Show marketing remark (500 chars)

    Totally remodeled bathroom and kitchen - addtl room is pantry room in back of kitchen/man door and new steps to back yard - driveway in front that goes around to back of house with parking/several cars - glass blocks in bsmt - den is in back bsmt/double closet - there is a shower in the front bsmt and a Pgh potty in the back bsmt - there is a sub-bsmt accessed via a trap door in the back bsmt - level entry from street/covered front porch - there is a security system that would need t/b activated

24. 2014-08-04
    listed $69,900 500-char remark

    Show marketing remark (500 chars)

    Totally remodeled bathroom and kitchen - addtl room is pantry room in back of kitchen/man door and new steps to back yard - driveway in front that goes around to back of house with parking/several cars - glass blocks in bsmt - den is in back bsmt/double closet - there is a shower in the front bsmt and a Pgh potty in the back bsmt - there is a sub-bsmt accessed via a trap door in the back bsmt - level entry from street/covered front porch - there is a security system that would need t/b activated

25. 2011-08-23
    soldstatus $46,500
26. 2011-08-19
    price $50,000
27. 2011-08-19
    soldstatus $46,500
28. 2011-07-13
    listed $46,500

ⓘ 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: $2,633 · $219/mo
• Projected year-2 tax: $2,633 · $219/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 4/10 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: $17,004
• − Mortgage interest: −$5,596
• − Property taxes: −$2,633
• − Insurance: −$500
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,906
• Taxable income: $2,648
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,378/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

+125.6% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $104,900 West Penn MLS
• 2026-05-08 Relisted — West Penn MLS
• 2026-03-11 Pending — West Penn MLS
• 2026-03-03 Listed $114,900 West Penn MLS
• 2018-01-25 Sold (Public Records) $371,526 Public Records
• 2014-11-04 Sold (Public Records) $64,000 Public Records
• 2014-11-03 Price Changed $64,000 West Penn MLS
• 2014-11-03 Sold (MLS) $64,000 West Penn MLS
• 2014-11-03 Price Changed $69,900 West Penn MLS
• 2014-08-04 Listed $69,900 West Penn MLS
• 2011-08-23 Sold (Public Records) $46,500 Public Records
• 2011-08-19 Sold (MLS) $46,500 West Penn MLS
• 2011-08-19 Price Changed $50,000 West Penn MLS
• 2011-07-13 Listed $46,500 West Penn MLS

Property tax history

+3.1%/yr

Latest (2026): $2,633 · +4.6% YoY. Source: county tax records.