446 N School St · Avalon, PA 15202

$199,900

3 bd · 1.0 ba · 2,025 sqft · SingleFamily public records · 81 Days on market

Built 1920 4,630 sqft lot $99/sqft · 22% below area Est $257k · 22% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• Livability +4.3/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Avalon Classic with Modern Comfort! Discover this spacious and well-maintained 4-bedroom, 1.5-bath colonial that perfectly blends timeless architectural character with the updates today's buyers desire. Situated on a level corner lot, this home offers over 2,000 square feet of living space across three finished levels. The main floor welcomes you with a classic entryway leading into a massive 23x13 living room featuring a cozy fireplace. High ceilings and a mix of engineered flooring and exposed brick/beams create a warm, inviting atmosphere. The formal dining room is perfect for hosting, while the updated kitchen provides plenty of prep space and direct access to the rear. For added convenience, the first floor includes a dedicated laundry area and a partial bath. Upstairs, you’ll find generous bedroom sizes with ample closet space. The third floor offers incredible flexibility with a walk-up attic featuring two additional rooms—ideal for a home office, gym, or play area. Major updates include a newer roof, windows, and siding, along with central A/C to keep you cool all summer.

Key facts

• Classic entryway
• Formal dining room
• Updated kitchen

Tags

• LEVEL CORNER LOT
• CLASSIC ENTRYWAY
• COZY FIREPLACE
• FORMAL DINING ROOM
• UPDATED KITCHEN
• DEDICATED LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.2% in Avalon — 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 86/100 on livability (#63 in PA, #439 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities C-.
• Northgate SD (suburban): math 25% / reading 57% proficiency, ranked #354 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 (+5.2%/yr); 80 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 37% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $200k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $257,219
• List price: $199,900
• Delta: -22.28%
• 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
647 Park Ave	0.05mi	4/2.5 (+1)	1,996 (-1%)	5mo	$350,000	$175	80
327 Elizabeth Ave	0.28mi	3/1.0	1,904 (-6%)	4mo	$16,000	$8	73
601 Center Ave	0.16mi	4/3.5 (+1)	1,981 (-2%)	3mo	$365,000	$184	72
208 Delp St	0.38mi	3/2.0	1,986 (-2%)	5mo	$100,001	$50	71
712 California Ave	0.13mi	4/2.5 (+1)	2,176 (+8%)	0mo	$325,000	$149	70
705 Taylor Ave	0.15mi	4/2.0 (+1)	2,244 (+11%)	1mo	$125,000	$56	65
632 Means Ave	0.43mi	4/2.0 (+1)	2,092 (+3%)	4mo	$365,000	$174	62
119 Harrison Ave	0.38mi	4/2.0 (+1)	2,156 (+6%)	4mo	$290,000	$135	59
308 Harrison Ave	0.28mi	3/1.0	1,732 (-14%)	6mo	$120,000	$69	58
224 S Home Ave	0.48mi	4/1.5 (+1)	2,184 (+8%)	0mo	$332,280	$152	57
1023 Hamilton Ave	0.46mi	3/1.5	1,825 (-10%)	4mo	$221,000	$121	56
233 S Starr Ave	0.51mi	4/1.5 (+1)	1,826 (-10%)	3mo	$260,000	$142	50

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-10,642
• Equity at exit: $29,806

10-year hold

• IRR: 7.1%
• Equity multiple: 1.59×
• Total profit: $32,929
• Equity at exit: $17,284

Cash invested: $55,972 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 80
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$269 /mo · $3,228/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $267

Break-even live

Break-even rent $1,773

Max offer price $199,900

Occupancy floor 82%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 N Ohio St Pittsburgh, PA	3.0	2.0	1747	$2,700	$1.55	1d	1	0.31mi
713 Clinton Pl Pittsburgh, PA	4.0	2.0	1760	$2,750	$1.56	1d	1	0.36mi
555 Orchard Ave Bellevue, PA	3.0	1.0	1400	$1,295	$0.93	43d	1	0.59mi
189 N Balph Ave Pittsburgh, PA	3.0	1.0	1550	$1,850	$1.19	43d	1	0.73mi

Listing history 22 events

1. 2026-06-16
   statusdays on market $199,900 Pending 81 DOM
2. 2026-06-15
   days on market $199,900 Active 80 DOM
3. 2026-06-13
   days on market $199,900 Active 78 DOM
4. 2026-06-13
   days on market $199,900 Active 77 DOM
5. 2026-06-09
   days on market $199,900 Active 74 DOM
6. 2026-06-08
   days on market $199,900 Active 73 DOM
7. 2026-06-07
   pricedays on market $199,900 Active 72 DOM
8. 2026-06-03
   days on market $209,900 Active 68 DOM
9. 2026-06-02
   days on market $209,900 Active 67 DOM
10. 2026-06-01
    days on market $209,900 Active 66 DOM
11. 2026-05-31
    days on market $209,900 Active 65 DOM
12. 2026-05-08
    price $219,900 1117-char remark

    Show marketing remark (1117 chars)

    Charming Avalon Classic with Modern Comfort! Discover this spacious and well-maintained 4-bedroom, 1.5-bath colonial that perfectly blends timeless architectural character with the updates today's buyers desire. Situated on a level corner lot, this home offers over 2,000 square feet of living space across three finished levels. The main floor welcomes you with a classic entryway leading into a massive 23x13 living room featuring a cozy fireplace. High ceilings and a mix of engineered flooring and exposed brick/beams create a warm, inviting atmosphere. The formal dining room is perfect for hosting, while the updated kitchen provides plenty of prep space and direct access to the rear. For added convenience, the first floor includes a dedicated laundry area and a partial bath. Upstairs, you’ll find generous bedroom sizes with ample closet space. The third floor offers incredible flexibility with a walk-up attic featuring two additional rooms—ideal for a home office, gym, or play area. Major updates include a newer roof, windows, and siding, along with central A/C to keep you cool all summer.

13. 2026-05-01
    price $224,900 1117-char remark

    Show marketing remark (1117 chars)

    Charming Avalon Classic with Modern Comfort! Discover this spacious and well-maintained 4-bedroom, 1.5-bath colonial that perfectly blends timeless architectural character with the updates today's buyers desire. Situated on a level corner lot, this home offers over 2,000 square feet of living space across three finished levels. The main floor welcomes you with a classic entryway leading into a massive 23x13 living room featuring a cozy fireplace. High ceilings and a mix of engineered flooring and exposed brick/beams create a warm, inviting atmosphere. The formal dining room is perfect for hosting, while the updated kitchen provides plenty of prep space and direct access to the rear. For added convenience, the first floor includes a dedicated laundry area and a partial bath. Upstairs, you’ll find generous bedroom sizes with ample closet space. The third floor offers incredible flexibility with a walk-up attic featuring two additional rooms—ideal for a home office, gym, or play area. Major updates include a newer roof, windows, and siding, along with central A/C to keep you cool all summer.

14. 2026-04-23
    price $229,900 1117-char remark

    Show marketing remark (1117 chars)

    Charming Avalon Classic with Modern Comfort! Discover this spacious and well-maintained 4-bedroom, 1.5-bath colonial that perfectly blends timeless architectural character with the updates today's buyers desire. Situated on a level corner lot, this home offers over 2,000 square feet of living space across three finished levels. The main floor welcomes you with a classic entryway leading into a massive 23x13 living room featuring a cozy fireplace. High ceilings and a mix of engineered flooring and exposed brick/beams create a warm, inviting atmosphere. The formal dining room is perfect for hosting, while the updated kitchen provides plenty of prep space and direct access to the rear. For added convenience, the first floor includes a dedicated laundry area and a partial bath. Upstairs, you’ll find generous bedroom sizes with ample closet space. The third floor offers incredible flexibility with a walk-up attic featuring two additional rooms—ideal for a home office, gym, or play area. Major updates include a newer roof, windows, and siding, along with central A/C to keep you cool all summer.

15. 2026-03-27
    listed $234,900 Active 1117-char remark

    Show marketing remark (1117 chars)

    Charming Avalon Classic with Modern Comfort! Discover this spacious and well-maintained 4-bedroom, 1.5-bath colonial that perfectly blends timeless architectural character with the updates today's buyers desire. Situated on a level corner lot, this home offers over 2,000 square feet of living space across three finished levels. The main floor welcomes you with a classic entryway leading into a massive 23x13 living room featuring a cozy fireplace. High ceilings and a mix of engineered flooring and exposed brick/beams create a warm, inviting atmosphere. The formal dining room is perfect for hosting, while the updated kitchen provides plenty of prep space and direct access to the rear. For added convenience, the first floor includes a dedicated laundry area and a partial bath. Upstairs, you’ll find generous bedroom sizes with ample closet space. The third floor offers incredible flexibility with a walk-up attic featuring two additional rooms—ideal for a home office, gym, or play area. Major updates include a newer roof, windows, and siding, along with central A/C to keep you cool all summer.

16. 2015-03-10
    price $59,000 425-char remark

    Show marketing remark (425 chars)

    Well maintained older home with newer windows, newer siding, newer roof. Level corner lot with 1 off street parking behind the house, fenced rear yard with brick BBQ and large covered porches front and rear. 1st floor laundry, and partial bath. Large bedrooms and potential for 2 additional rooms on third floor. Just 2 blocks to schools and public transportation. Minutes to downtown or to the North Hills shopping corridor.

17. 2015-02-02
    price $65,000 425-char remark

    Show marketing remark (425 chars)

    Well maintained older home with newer windows, newer siding, newer roof. Level corner lot with 1 off street parking behind the house, fenced rear yard with brick BBQ and large covered porches front and rear. 1st floor laundry, and partial bath. Large bedrooms and potential for 2 additional rooms on third floor. Just 2 blocks to schools and public transportation. Minutes to downtown or to the North Hills shopping corridor.

18. 2015-02-02
    soldstatus $59,000 425-char remark

    Show marketing remark (425 chars)

    Well maintained older home with newer windows, newer siding, newer roof. Level corner lot with 1 off street parking behind the house, fenced rear yard with brick BBQ and large covered porches front and rear. 1st floor laundry, and partial bath. Large bedrooms and potential for 2 additional rooms on third floor. Just 2 blocks to schools and public transportation. Minutes to downtown or to the North Hills shopping corridor.

19. 2014-12-17
    listed $65,000 425-char remark

    Show marketing remark (425 chars)

    Well maintained older home with newer windows, newer siding, newer roof. Level corner lot with 1 off street parking behind the house, fenced rear yard with brick BBQ and large covered porches front and rear. 1st floor laundry, and partial bath. Large bedrooms and potential for 2 additional rooms on third floor. Just 2 blocks to schools and public transportation. Minutes to downtown or to the North Hills shopping corridor.

20. 2013-12-11
    listed $65,000
21. 2011-10-11
    listed $79,900
22. 2010-10-10
    listed $114,900

ⓘ 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: $3,228 · $269/mo
• Projected year-2 tax: $3,228 · $269/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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,334
• − Mortgage interest: −$11,198
• − Property taxes: −$3,228
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$5,815
• Taxable income: $40
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $3,197/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: Northgate SD
• NCES district ID: 4217770
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,084
• Composite: 34.15/100
• National rank: #5279
• State rank: #354 of 539 in PA

Livability — Avalon

• Score: 86/100
• State rank: #63
• US rank: #439

Category grades

Amenities C- Commute A+ Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety B- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avalon, PA
• County: Allegheny County · 1,022,028 people
• City population: 19,642
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

+91.4% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $219,900 West Penn MLS
• 2026-05-01 Price Changed $224,900 West Penn MLS
• 2026-04-23 Price Changed $229,900 West Penn MLS
• 2026-03-27 Listed $234,900 West Penn MLS
• 2015-03-10 Price Changed $59,000 West Penn MLS
• 2015-02-02 Sold (MLS) $59,000 West Penn MLS
• 2015-02-02 Price Changed $65,000 West Penn MLS
• 2014-12-17 Listed $65,000 West Penn MLS
• 2013-12-11 Listed $65,000 West Penn MLS
• 2011-10-11 Listed $79,900 West Penn MLS
• 2010-10-10 Listed $114,900 West Penn MLS

Property tax history

-1.8%/yr

Latest (2026): $3,228 · +2.6% YoY. Source: county tax records.