1987 Centurion Dr · Forest Hills, PA 15221

$150,000

2 bd · 2.0 ba · 1,116 sqft · Condo · 22 Days on market

Built 1987 Fair condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

50+ community (no pets) Living/Dining combination, fully carpeted, stackable washer/dryer, walk-in closet; updated windows, patio door and walk-in shower; lightly furnished. Owner pays electric + internet/cable. Community Room, Laundry Room and Storage Locker in basement on-site off-street parking and building is wheelchair accessible local access to public bus line, various churches, grocery shopping, and parkway east (376)

Key facts

• Patio door
• Updated windows
• Walk in closet

Tags

• LIVING DINING COMBINATION
• STACKABLE WASHER DRYER
• WALK IN CLOSET
• UPDATED WINDOWS
• PATIO DOOR
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-917 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.5% below list).
• Recommended offer: $131k (12.5% below list) — sets the bar for 1% rule.
• Cap rate -1.0% vs local median 4.2% in Forest Hills — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#112 in PA, #873 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities 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: Rents rising (+3.9%/yr); 117 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 70% of rent.

Recommended offer $131,198 (12.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.87% ✗
• Cap rate: -1.04%
• Cash-on-cash: -26.20%
• DSCR: -0.17
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -71.9%
• Equity multiple: -0.93×
• Total profit: $-80,992
• Equity at exit: $22,365

10-year hold

• IRR: —
• Equity multiple: -2.30×
• Total profit: $-138,593
• Equity at exit: $12,969

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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 117
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA est. from 16 same-building comps: −$917
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-917

Break-even live

Break-even rent $2,473

Max offer price $17,287

Occupancy floor —

Sensitivity live

Price	-10% $-813	-5% $-865	+0% $-917	+5% $-969	+10% $-1,021
Rent	-10% $-1,021	-5% $-969	+0% $-917	+5% $-865	+10% $-814
Rate	-1.0pp $-842	-0.5pp $-879	base $-917	+0.5pp $-956	+1.0pp $-996

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: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	8d	1	0.24mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	45d	1	0.40mi
17 Sumner Ave Pittsburgh, PA	1.0	1.0	800	$950	$1.19	45d	1	0.46mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	13d	1	0.72mi
12 Demmer Ave Unit 2 Pittsburgh, PA	1.0	1.0	750	$725	$0.97	25d	1	0.79mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	13d	1	0.97mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	5d	1	1.00mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	4d	15	1.04mi
207 Montana Ave Pittsburgh, PA	2.0	1.0	840	$1,000	$1.19	25d	1	1.04mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	1.18mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	4d	1	1.20mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	25d	1	1.24mi
1310 Brinton Ave Unit 1 Braddock, PA	2.0	1.0	800	$1,000	$1.25	45d	1	1.30mi
7801 Lloyd Ave Unit 105 Pittsburgh, PA	1.0	1.0	750	$970	$1.29	25d	1	1.30mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	45d	1	1.34mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	25d	1	1.34mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	45d	1	1.34mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	25d	1	1.34mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	5d	1	1.36mi
817 Kirkpatrick Ave Unit 8171-A Braddock, PA	2.0	1.0	866	$800	$0.92	45d	1	1.41mi
173 Churchill Rd Turtle Creek, PA	1.0–2.0	1.0	820	$1,175	$1.43	18d	2	1.41mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	45d	1	1.42mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	1.42mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	1.46mi
1508 Ridge Ave Unit 3 Braddock, PA	1.0	1.0	850	$680	$0.80	45d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electricinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-03
   days on market $150,000 Active 22 DOM
2. 2026-06-02
   days on market $150,000 Active 21 DOM
3. 2026-06-01
   days on market $150,000 Active 20 DOM
4. 2026-05-31
   days on market $150,000 Active 19 DOM
5. 2026-05-12
   listed $150,000 Active 428-char remark

ⓘ 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 3/10 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: $15,744
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − HOA: −$11,004
• − Depreciation: −$4,364
• Taxable loss: −$13,545
• Est. tax savings @ 24.0%: +$3,251
• After-tax cash flow: $-7,755/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home is in fair condition with average paint and carpeted flooring. Painting and updating the flooring would significantly increase its value.

Repairs flagged

• Minor paint — Paint appears slightly worn
• Minor flooring — Carpeted flooring

Value-add opportunities

• Both painting — Fresh paint can improve the home's appearance and value
• Both flooring — Replacing carpet with hardwood or tile can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · Paint appears slightly worn	Minor	$500–3,000
flooring · Carpeted flooring	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting — Fresh paint can improve the home's appearance and value ↑
• Both flooring — Replacing carpet with hardwood or tile can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Forest Hills

• Score: 83/100
• State rank: #112
• US rank: #873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Hills, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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