609-611 Grandview Ave · East Pittsburgh, PA 15112

$150,000

8 bd · 4.0 ba · — sqft · MultiFamily · 62 Days on market

Built 1900 4,038 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

A tremendously lucrative opportunity for seasoned or new investors, this large 4-unit building in East Pittsburgh Great Opportunity for Instant Cash Flow and a Place to Live , SOLID Brick building with 4 nicely size units. New windows throughout the entire building, Nestled away on a quiet street located near local shops, restaurants and minutes from the parkway and City. Don’t miss out on this incredible opportunity. SOLD AS IS

Key facts

• Quiet street
• Near restaurants
• Minutes from parkway

Tags

• 4 UNIT BUILDING
• NEW WINDOWS
• QUIET STREET
• NEAR LOCAL SHOPS
• NEAR RESTAURANTS
• MINUTES FROM PARKWAY

Property features AI

Exterior

• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-family building (4 units)
• Construction: Brick construction
• Exterior features: Muti zoning

Interior

• Bedrooms: Four separate units, each with 2 bedrooms (2-bed units)
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Basement present; Public transportation access

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $553/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,022 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F, employment F.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.9% local appreciation)).
• At projected returns (0.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.74% ✓
• Cap rate: 23.98%
• Cash-on-cash: 63.15%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Center St	0.17mi	8/3.0	—	19mo	$125,000	—	60
1722 Ridge Ave	0.31mi	9/3.0 (+1)	—	20mo	$31,000	—	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.0%
• Equity multiple: 4.41×
• Total profit: $143,303
• Equity at exit: $50,847

10-year hold

• IRR: 67.2%
• Equity multiple: 8.95×
• Total profit: $334,059
• Equity at exit: $67,294

Cash invested: $42,000 (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 15112

• Home prices YoY: 0.5%
• Active inventory: 14
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $4,110 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $2,210

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 41%

Sensitivity live

Price	-10% $2,314	-5% $2,262	+0% $2,210	+5% $2,158	+10% $2,107
Rent	-10% $1,886	-5% $2,048	+0% $2,210	+5% $2,373	+10% $2,535
Rate	-1.0pp $2,286	-0.5pp $2,248	base $2,210	+0.5pp $2,171	+1.0pp $2,132

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,112
Total (4 units)			$4,110

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $150,000 Active 62 DOM
2. 2026-06-17
   days on market $150,000 Active 61 DOM
3. 2026-06-16
   days on market $150,000 Active 60 DOM
4. 2026-06-15
   days on market $150,000 Active 59 DOM
5. 2026-06-13
   status $150,000 Active 57 DOM
6. 2026-05-01
   status Pending
7. 2026-04-29
   price $150,000
8. 2026-04-12
   price $185,000
9. 2026-03-05
   listed $190,000 Active
10. 2025-10-01
    historical Expired 438-char remark

    Show marketing remark (438 chars)

    A tremendously lucrative opportunity for seasoned or new investors, this large 4-unit building in East Pittsburgh Great Opportunity for Instant Cash Flow and a Place to Live , SOLID Brick building with 4 nicely size units. New windows throughout the entire building, Nestled away on a quiet street located near local shops, restaurants and minutes from the parkway and City. Don’t miss out on this incredible opportunity. SOLD AS IS

11. 2025-05-29
    price $190,000 438-char remark

    Show marketing remark (438 chars)

    A tremendously lucrative opportunity for seasoned or new investors, this large 4-unit building in East Pittsburgh Great Opportunity for Instant Cash Flow and a Place to Live , SOLID Brick building with 4 nicely size units. New windows throughout the entire building, Nestled away on a quiet street located near local shops, restaurants and minutes from the parkway and City. Don’t miss out on this incredible opportunity. SOLD AS IS

12. 2025-05-02
    price $199,000 438-char remark

    Show marketing remark (438 chars)

    A tremendously lucrative opportunity for seasoned or new investors, this large 4-unit building in East Pittsburgh Great Opportunity for Instant Cash Flow and a Place to Live , SOLID Brick building with 4 nicely size units. New windows throughout the entire building, Nestled away on a quiet street located near local shops, restaurants and minutes from the parkway and City. Don’t miss out on this incredible opportunity. SOLD AS IS

13. 2025-04-18
    price $210,000 438-char remark

    Show marketing remark (438 chars)

    A tremendously lucrative opportunity for seasoned or new investors, this large 4-unit building in East Pittsburgh Great Opportunity for Instant Cash Flow and a Place to Live , SOLID Brick building with 4 nicely size units. New windows throughout the entire building, Nestled away on a quiet street located near local shops, restaurants and minutes from the parkway and City. Don’t miss out on this incredible opportunity. SOLD AS IS

14. 2025-04-01
    listed $215,000 Active 438-char remark

    Show marketing remark (438 chars)

    A tremendously lucrative opportunity for seasoned or new investors, this large 4-unit building in East Pittsburgh Great Opportunity for Instant Cash Flow and a Place to Live , SOLID Brick building with 4 nicely size units. New windows throughout the entire building, Nestled away on a quiet street located near local shops, restaurants and minutes from the parkway and City. Don’t miss out on this incredible opportunity. SOLD AS IS

15. 2022-09-28
    status Pending 196-char remark

    Show marketing remark (196 chars)

    Large fourplex in East Pittsburgh in need of a bit or work to get them back into shape! Each unit is 2 bedrooms, 1 bathroom, and has a back porch. Looking for a new owner to bring it back to life!

16. 2022-08-12
    status Active 196-char remark

    Show marketing remark (196 chars)

    Large fourplex in East Pittsburgh in need of a bit or work to get them back into shape! Each unit is 2 bedrooms, 1 bathroom, and has a back porch. Looking for a new owner to bring it back to life!

17. 2022-07-19
    historical Contingent 196-char remark

    Show marketing remark (196 chars)

    Large fourplex in East Pittsburgh in need of a bit or work to get them back into shape! Each unit is 2 bedrooms, 1 bathroom, and has a back porch. Looking for a new owner to bring it back to life!

18. 2022-06-21
    listed $180,000 Active 196-char remark

    Show marketing remark (196 chars)

    Large fourplex in East Pittsburgh in need of a bit or work to get them back into shape! Each unit is 2 bedrooms, 1 bathroom, and has a back porch. Looking for a new owner to bring it back to life!

19. 2019-08-16
    status Under Contract
20. 2019-08-15
    soldstatus $127,000 Sold
21. 2019-07-09
    historical Contingent
22. 2019-07-05
    listed $109,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $49,320
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$3,946
• − Management: −$3,946
• − Depreciation: −$4,364
• Taxable income: $25,663
• Est. tax owed @ 24.0%: −$6,159
• After-tax cash flow: $20,364/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — East Pittsburgh

• Score: 66/100
• State rank: #1022
• US rank: #11300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Pittsburgh, PA
• Population (ZIP): 3,345

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▲ 0.95%
• Current HPI: 176.5537
• 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

+36.5% since first listed

17 events — show timeline

• 2026-05-01 Pending — West Penn MLS
• 2026-04-29 Price Changed $150,000 West Penn MLS
• 2026-04-12 Price Changed $185,000 West Penn MLS
• 2026-03-05 Listed $190,000 West Penn MLS
• 2025-10-01 Delisted — West Penn MLS
• 2025-05-29 Price Changed $190,000 West Penn MLS
• 2025-05-02 Price Changed $199,000 West Penn MLS
• 2025-04-18 Price Changed $210,000 West Penn MLS
• 2025-04-01 Listed $215,000 West Penn MLS
• 2022-09-28 Pending — West Penn MLS
• 2022-08-12 Relisted — West Penn MLS
• 2022-07-19 Contingent — West Penn MLS
• 2022-06-21 Listed $180,000 West Penn MLS
• 2019-08-16 Pending — West Penn MLS
• 2019-08-15 Sold (MLS) $127,000 West Penn MLS
• 2019-07-09 Contingent — West Penn MLS
• 2019-07-05 Listed $109,900 West Penn MLS