212 Pine Ct · Ross, PA 15237

$179,000

2 bd · 1.5 ba · 1,286 sqft · Condo public records · 210 Days on market

Built 1980 $139/sqft · 23% below area Est $233k · 23% under $550/mo HOA · 31% of rent

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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).

• ARV discount +15.0/15.0
• Schools +5.2/10.0
• Cash flow +5.1/30.0
• 1% rule +4.8/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering not only maintenance free living but also fabulous amenities such as a community pool, athletic courts, a playground and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio with fresh new concrete that is ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! Newer furnace/ac that was installed in 2024. The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

Key facts

• Fresh new concrete
• Community pool
• Athletic courts

Tags

• COMMUNITY POOL
• ATHLETIC COURTS
• PLAYGROUND
• LARGE GAMEROOM
• OUTDOOR PATIO
• FRESH NEW CONCRETE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (40.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (1.8% below list).
• Recommended offer: $106k (40.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+2.2%/yr); 104 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $124k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $106,395 (40.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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: 0.98% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.84%
• DSCR: 0.56
• GRM: 8.5

CMA / ARV

• ARV (median comp): $232,628
• List price: $179,000
• Delta: -23.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -35.1%
• Equity multiple: -0.12×
• Total profit: $-56,284
• Equity at exit: $26,689

10-year hold

• IRR: -53.9%
• Equity multiple: -0.74×
• Total profit: $-87,149
• Equity at exit: $15,477

Cash invested: $50,120 (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: 104
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$939
• Tax from tax record: −$236 /mo · $2,834/yr
• Insurance: −$75
• HOA: −$550
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-411

Break-even live

Break-even rent $2,278

Max offer price $106,395

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-360	+0% $-411	+5% $-462	+10% $-512
Rent	-10% $-550	-5% $-480	+0% $-411	+5% $-342	+10% $-272
Rate	-1.0pp $-321	-0.5pp $-365	base $-411	+0.5pp $-457	+1.0pp $-505

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 McKnight Cir Pittsburgh, PA	1.0–3.0	1.0–2.0	1275	$2,000	$1.57	2d	1	0.21mi
106 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,550	$1.36	8d	1	0.25mi
114 Tally Dr Pittsburgh, PA	1.0–3.0	1.0–2.0	847	$1,188	$1.40	44d	5	0.28mi
206 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,500	$1.32	8d	1	0.29mi
1000 Johnanna Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	897	$1,900	$2.12	2d	36	0.49mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$2,820	$2.33	2d	37	0.73mi
3001 McKnight East Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	917	$2,005	$2.19	2d	14	0.76mi
8227 Vivian Dr Pittsburgh, PA	3.0	2.0	1035	$2,500	$2.42	15d	1	1.36mi
180 Montclair Ave Pittsburgh, PA	3.0	1.0	1050	$1,895	$1.80	24d	1	1.48mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: watertrashcableexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $179,000 Active 210 DOM
2. 2026-06-17
   days on market $179,000 Active 209 DOM
3. 2026-06-16
   days on market $179,000 Active 208 DOM
4. 2026-06-15
   days on market $179,000 Active 207 DOM
5. 2026-06-13
   days on market $179,000 Active 205 DOM
6. 2026-06-09
   days on market $179,000 Active 201 DOM
7. 2026-06-08
   days on market $179,000 Active 200 DOM
8. 2026-06-07
   days on market $179,000 Active 199 DOM
9. 2026-06-05
   days on market $179,000 Active 196 DOM
10. 2026-06-03
    days on market $179,000 Active 195 DOM
11. 2026-06-02
    days on market $179,000 Active 194 DOM
12. 2026-06-01
    days on market $179,000 Active 193 DOM
13. 2026-05-31
    days on market $179,000 Active 192 DOM
14. 2025-11-20
    listed $179,000 Active 870-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

15. 2025-11-20
    historical Expired 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

16. 2025-11-08
    price $184,900 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

17. 2025-10-07
    price $189,500 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

18. 2025-08-20
    price $199,500 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

19. 2025-08-04
    status Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

20. 2025-07-31
    historical Contingent 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

21. 2025-06-11
    price $208,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

22. 2025-04-07
    price $215,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

23. 2025-02-10
    listed $218,500 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to 212 Pine Court! This unit is located in the Desirable Mews of Town North! Offering fabulous amenities such as a community pool, athletic courts and more…. This property boasts two ample sized bedrooms, a well-equipped kitchen, formal dining room that boasts gorgeous natural sunlight, and a beautiful living room offering a fireplace and deck you can access through the sliding glass door! The home also offers one full bathroom and one partial bathroom, the lower-level impresses with a large Gameroom, laundry area and an additional outdoor patio area ready to be enjoyed! Conveniently located minutes from McKnight Road and Rt. 279! The monthly HOA fee covers Exterior Maintenance, Garbage, Sewage, Water and Basic Cable.

24. 2004-06-01
    soldstatus $124,000
25. 2004-05-28
    soldstatus $124,000
26. 2004-04-01
    listed $124,900
27. 1988-06-28
    soldstatus $67,500
28. 1983-07-06
    soldstatus $65,000

ⓘ 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: $2,834 · $236/mo
• Projected year-2 tax: $2,834 · $236/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 ≥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: $21,090
• − Mortgage interest: −$10,027
• − Property taxes: −$2,834
• − Insurance: −$895
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$6,600
• − Depreciation: −$5,207
• Taxable loss: −$7,847
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $-3,049/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 — Ross

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+175.4% since first listed

15 events — show timeline

• 2025-11-20 Delisted — West Penn MLS
• 2025-11-20 Listed $179,000 West Penn MLS
• 2025-11-08 Price Changed $184,900 West Penn MLS
• 2025-10-07 Price Changed $189,500 West Penn MLS
• 2025-08-20 Price Changed $199,500 West Penn MLS
• 2025-08-04 Relisted — West Penn MLS
• 2025-07-31 Contingent — West Penn MLS
• 2025-06-11 Price Changed $208,000 West Penn MLS
• 2025-04-07 Price Changed $215,000 West Penn MLS
• 2025-02-10 Listed $218,500 West Penn MLS
• 2004-06-01 Sold (Public Records) $124,000 Public Records
• 2004-05-28 Sold (MLS) $124,000 West Penn MLS
• 2004-04-01 Listed $124,900 West Penn MLS
• 1988-06-28 Sold (Public Records) $67,500 Public Records
• 1983-07-06 Sold (Public Records) $65,000 Public Records

Property tax history

+0.4%/yr

Latest (2026): $2,834 · +1.0% YoY. Source: county tax records.