97 Hilda St · Penn Hills, PA 15235

$89,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 42 Days on market

Built 1916 2,178 sqft lot $103/sqft · 105% above area

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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
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS SPECIAL!!!! Welcome to 97 Hilda Street, this 2 bedroom 1 bathroom property would be perfect for any handyman or savvy investor looking for a cost-effective investment property. Needing a total rehab, this solid property has good bones allowing it to be transformed into a an income producing rental/BRRR to fit any investors needs. The possibilities are endless with this property!!!!

Key facts

• 2,178 sq ft lot
• Built 1916
• Listed 42 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property; Asphalt roof
• Construction: Built on a 0.05-acre lot
• Exterior features: Public transportation nearby

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Unfinished basement with interior entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.83%
• DSCR: 1.97
• GRM: 5.3

CMA / ARV

• ARV (median comp): $43,466
• List price: $89,000
• Delta: 104.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Cushing St	0.11mi	2/1.5	762 (-12%)	14mo	$40,000	$52	60
7321 Everton	0.40mi	2/1.5	750 (-14%)	5mo	$136,000	$181	52
7729 Mark Dr	0.59mi	2/2.0	950 (+9%)	12mo	$197,000	$207	43
7129 1/2 Vassar St	0.47mi	3/1.0 (+1)	930 (+7%)	22mo	$20,000	$22	42

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.86×
• Total profit: $21,369
• Equity at exit: $13,270

10-year hold

• IRR: 31.2%
• Equity multiple: 4.49×
• Total profit: $86,993
• Equity at exit: $7,695

Cash invested: $24,920 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $453

Break-even live

Break-even rent $834

Max offer price $89,000

Occupancy floor 63%

Sensitivity live

Price	-10% $504	-5% $479	+0% $453	+5% $428	+10% $403
Rent	-10% $342	-5% $398	+0% $453	+5% $509	+10% $565
Rate	-1.0pp $498	-0.5pp $476	base $453	+0.5pp $430	+1.0pp $407

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	5d	1	1.04mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	8d	1	1.08mi
2700 Robinson Blvd Penn Hills, PA	1.0–2.0	1.0	660	$1,100	$1.67	2d	3	1.29mi

Listing history 15 events

1. 2026-06-18
   days on market $89,000 Active 42 DOM
2. 2026-06-17
   days on market $89,000 Active 41 DOM
3. 2026-06-16
   days on market $89,000 Active 40 DOM
4. 2026-06-15
   days on market $89,000 Active 39 DOM
5. 2026-06-13
   days on market $89,000 Active 37 DOM
6. 2026-06-13
   days on market $89,000 Active 36 DOM
7. 2026-06-09
   days on market $89,000 Active 33 DOM
8. 2026-06-08
   days on market $89,000 Active 32 DOM
9. 2026-06-07
   days on market $89,000 Active 31 DOM
10. 2026-06-05
    days on market $89,000 Active 28 DOM
11. 2026-06-03
    days on market $89,000 Active 27 DOM
12. 2026-06-02
    days on market $89,000 Active 26 DOM
13. 2026-06-01
    days on market $89,000 Active 25 DOM
14. 2026-05-31
    days on market $89,000 Active 24 DOM
15. 2026-05-07
    listed $89,000 Active 394-char remark

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 5 d/yr ≥96°F today · 12 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: $16,897
• − Mortgage interest: −$4,985
• − Property taxes: −$1,862
• − Insurance: −$445
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,589
• Taxable income: $4,312
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,406/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Penn Hills

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): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

1 event — show timeline

• 2026-05-07 Listed $89,000 West Penn MLS

Property tax history

+6.4%/yr

Latest (2026): $1,862 · +0.0% YoY. Source: county tax records.