110 Elm St · Edgewood, PA 15218

$315,000

6 bd · 3.0 ba · 2,732 sqft · MultiFamily public records · 6 Days on market

Built 1900 6,534 sqft lot

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• Livability +4.5/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Beautiful Original Triplex on Quiet Tree lined Street. Hardwood Floors, Ceremic Tile Entrance, Central Air. Rare Find - Great Investment or Owner Occuppied. Great Location - within Minutes of Downtown Pittsburgh, Cultural District, major Universities and Hospitals.

Key facts

• Hardwood flooring
• Ceramic tile entry
• Tree lined street

Tags

• GRAND VICTORIAN TRIPLEX
• TREE LINED STREET
• HARDWOOD FLOORING
• CERAMIC TILE ENTRY
• CENTRAL AIR
• STRONG NATURAL LIGHT

Property features AI

Finance

• Financial info: Gross annual income reported as $36,000; Unit rents reported at approximately $900, $1,000 and $1,100

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Three-unit property
• Construction: Frame construction; Slate roof
• Exterior features: Lot dimensions approximately 50 x 100; Zoned R3; Public transportation access nearby

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Multi-unit building with three separate units

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive. Per door: $115/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).

Location & tenants

• Location reads 91/100 on livability (#14 in PA, #64 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: health & safety D+.
• 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: Rents rising fast (+6.0%/yr); 78 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,365/mo this rent would consume 59% of the median local household income ($68k/yr) (locally 605% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 33y 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 $160k; list at $315k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $315,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.07% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-18,424
• Equity at exit: $46,968

10-year hold

• IRR: 7.7%
• Equity multiple: 1.67×
• Total profit: $58,761
• Equity at exit: $27,235

Cash invested: $88,200 (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 15218

• Rents YoY: 6.0%
• Active inventory: 78
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $3,365 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$531 /mo · $6,367/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $345

Break-even live

Break-even rent $2,929

Max offer price $315,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,366
Total (3 units)			$3,365

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   listed $315,000 Active
3. 2008-07-30
   soldstatus $160,000 265-char remark

   Show marketing remark (265 chars)

   Beautiful Original Triplex on Quiet Tree lined Street. Hardwood Floors, Ceremic Tile Entrance, Central Air. Rare Find - Great Investment or Owner Occuppied. Great Location - within Minutes of Downtown Pittsburgh, Cultural District, major Universities and Hospitals.

4. 2008-07-30
   soldstatus $160,000

   Show marketing remark (265 chars)

   Beautiful Original Triplex on Quiet Tree lined Street. Hardwood Floors, Ceremic Tile Entrance, Central Air. Rare Find - Great Investment or Owner Occuppied. Great Location - within Minutes of Downtown Pittsburgh, Cultural District, major Universities and Hospitals.

5. 2008-06-23
   listed $169,000 265-char remark

   Show marketing remark (265 chars)

   Beautiful Original Triplex on Quiet Tree lined Street. Hardwood Floors, Ceremic Tile Entrance, Central Air. Rare Find - Great Investment or Owner Occuppied. Great Location - within Minutes of Downtown Pittsburgh, Cultural District, major Universities and Hospitals.

6. 2003-11-07
   soldstatus $98,000
7. 2003-11-05
   soldstatus $98,000 178-char remark

   Show marketing remark (178 chars)

   Grand Victorian. Needs restoration. Now used as a legal duplex. Has 3 kitchens & 3 baths. 2 newer circuit breaker boxes. 2 newer furnaces & central ac units. NeedsTLC

8. 2002-09-30
   listed $99,900 178-char remark

   Show marketing remark (178 chars)

   Grand Victorian. Needs restoration. Now used as a legal duplex. Has 3 kitchens & 3 baths. 2 newer circuit breaker boxes. 2 newer furnaces & central ac units. NeedsTLC

9. 1995-01-10
   soldstatus $87,600
10. 1995-01-06
    soldstatus $62,000
11. 1993-09-24
    listed $59,900

ⓘ 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: $6,367 · $531/mo
• Projected year-2 tax: $6,367 · $531/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 ≥98°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: $40,380
• − Mortgage interest: −$17,645
• − Property taxes: −$6,367
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,230
• − Management: −$3,230
• − Depreciation: −$9,164
• Taxable loss: −$831
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $4,335/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 — Edgewood

• Score: 91/100
• State rank: #14
• US rank: #64

Category grades

Amenities C Commute A+ 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

• Census place: Edgewood, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 13,379
• Household income: $67,960
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 605.0

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 (69%)
• Race & ethnicity: White 69% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -188.20%
• Current HPI: 297.8483
• Rent YoY: ▲ 6.02%
• 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

+425.9% since first listed

11 events — show timeline

• 2026-04-16 Pending — West Penn MLS
• 2026-04-09 Listed $315,000 West Penn MLS
• 2008-07-30 Sold (Public Records) $160,000 Public Records
• 2008-07-30 Sold (MLS) $160,000 West Penn MLS
• 2008-06-23 Listed $169,000 West Penn MLS
• 2003-11-07 Sold (Public Records) $98,000 Public Records
• 2003-11-05 Sold (MLS) $98,000 West Penn MLS
• 2002-09-30 Listed $99,900 West Penn MLS
• 1995-01-10 Sold (Public Records) $87,600 Public Records
• 1995-01-06 Sold (MLS) $62,000 West Penn MLS
• 1993-09-24 Listed $59,900 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $6,367 · +5.8% YoY. Source: county tax records.