4036 Greensburg Pike · Forest Hills, PA 15221

$119,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 125 Days on market

Built 1941 6,002 sqft lot $100/sqft · 36% below area Est $188k · 36% 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 +19.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.1/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4036 Greensburg Pike in Pittsburgh! This well-maintained two-story home offers 3 comfortable bedrooms and 1 full bath. The interior features a mix of attractive laminate wood flooring and cozy carpet, creating a warm and inviting feel throughout. With a functional layout and pride of ownership evident, this home is a great option for homeowners or investors alike. Conveniently located with easy access to local amenities, shopping, and transportation.

Key facts

• 6,002 sq ft lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.2% in Forest Hills — 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 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); 118 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $45k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 6.8

CMA / ARV

• ARV (median comp): $187,880
• List price: $119,900
• Delta: -36.18%
• 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
948 Rita Dr	0.28mi	3/1.0	1,248 (+4%)	2mo	$200,000	$160	79
3842 Greensburg Pike	0.37mi	3/2.0	1,188 (-1%)	3mo	$250,000	$210	75
951 Rita Dr	0.27mi	3/2.0	1,144 (-5%)	5mo	$110,000	$96	72
3907 Dowling Ave	0.29mi	3/1.0	1,100 (-8%)	2mo	$225,000	$205	70
547 Lucia Dr	0.41mi	3/1.0	1,144 (-5%)	3mo	$173,600	$152	70
404 Atlantic Ave	0.32mi	3/3.0	1,242 (+4%)	1mo	$283,000	$228	70
290 Barclay Ave	0.38mi	3/1.0	1,264 (+5%)	4mo	$229,000	$181	70
303 Barclay Ave	0.31mi	3/2.0	1,268 (+6%)	5mo	$218,000	$172	68
619 Barclay Ave	0.37mi	3/1.5	1,140 (-5%)	6mo	$176,401	$155	68
4075 Greensburg Pike	0.15mi	3/2.0	1,320 (+10%)	8mo	$195,773	$148	66
435 Filmore Rd	0.34mi	3/1.0	1,052 (-12%)	0mo	$227,000	$216	63
3808 Rural Ct	0.45mi	3/1.0	1,092 (-9%)	5mo	$237,000	$217	60

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-9,723
• Equity at exit: $17,877

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $8,171
• Equity at exit: $10,367

Cash invested: $33,572 (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: 118
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$629
• Tax from tax record: −$358 /mo · $4,300/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $130

Break-even live

Break-even rent $1,313

Max offer price $119,900

Occupancy floor 86%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	7d	1	0.38mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	43d	1	0.46mi
610 Brown Ave Turtle Creek, PA	3.0	1.0	1268	$1,499	$1.18	4d	1	0.54mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	1	0.61mi
173 Churchill Rd Turtle Creek, PA	1.0–2.0	1.0	820	$1,175	$1.43	16d	2	0.98mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	12d	1	1.05mi
505 Washington St Turtle Creek, PA	2.0	1.0	1064	$1,200	$1.13	43d	1	1.06mi
219 North Ave Unit 1 East Pittsburgh, PA	2.0	1.0	850	$900	$1.06	2d	1	1.16mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	2d	15	1.31mi
1310 Brinton Ave Unit 1 Braddock, PA	2.0	1.0	800	$1,000	$1.25	43d	1	1.35mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $119,900 Active 125 DOM
2. 2026-06-17
   days on market $119,900 Active 124 DOM
3. 2026-06-16
   days on market $119,900 Active 123 DOM
4. 2026-06-15
   days on market $119,900 Active 122 DOM
5. 2026-06-13
   pricedays on market $119,900 Active 120 DOM
6. 2026-06-09
   days on market $130,900 Active 116 DOM
7. 2026-06-08
   days on market $130,900 Active 115 DOM
8. 2026-06-07
   days on market $130,900 Active 114 DOM
9. 2026-06-05
   days on market $130,900 Active 111 DOM
10. 2026-06-03
    days on market $130,900 Active 110 DOM
11. 2026-06-02
    days on market $130,900 Active 109 DOM
12. 2026-06-01
    days on market $130,900 Active 108 DOM
13. 2026-05-31
    days on market $130,900 Active 107 DOM
14. 2026-05-01
    price $130,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 4036 Greensburg Pike in Pittsburgh! This well-maintained two-story home offers 3 comfortable bedrooms and 1 full bath. The interior features a mix of attractive laminate wood flooring and cozy carpet, creating a warm and inviting feel throughout. With a functional layout and pride of ownership evident, this home is a great option for homeowners or investors alike. Conveniently located with easy access to local amenities, shopping, and transportation.

15. 2026-04-22
    price $139,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 4036 Greensburg Pike in Pittsburgh! This well-maintained two-story home offers 3 comfortable bedrooms and 1 full bath. The interior features a mix of attractive laminate wood flooring and cozy carpet, creating a warm and inviting feel throughout. With a functional layout and pride of ownership evident, this home is a great option for homeowners or investors alike. Conveniently located with easy access to local amenities, shopping, and transportation.

16. 2026-04-02
    price $149,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 4036 Greensburg Pike in Pittsburgh! This well-maintained two-story home offers 3 comfortable bedrooms and 1 full bath. The interior features a mix of attractive laminate wood flooring and cozy carpet, creating a warm and inviting feel throughout. With a functional layout and pride of ownership evident, this home is a great option for homeowners or investors alike. Conveniently located with easy access to local amenities, shopping, and transportation.

17. 2026-03-19
    price $154,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 4036 Greensburg Pike in Pittsburgh! This well-maintained two-story home offers 3 comfortable bedrooms and 1 full bath. The interior features a mix of attractive laminate wood flooring and cozy carpet, creating a warm and inviting feel throughout. With a functional layout and pride of ownership evident, this home is a great option for homeowners or investors alike. Conveniently located with easy access to local amenities, shopping, and transportation.

18. 2026-03-06
    price $159,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 4036 Greensburg Pike in Pittsburgh! This well-maintained two-story home offers 3 comfortable bedrooms and 1 full bath. The interior features a mix of attractive laminate wood flooring and cozy carpet, creating a warm and inviting feel throughout. With a functional layout and pride of ownership evident, this home is a great option for homeowners or investors alike. Conveniently located with easy access to local amenities, shopping, and transportation.

19. 2026-02-13
    listed $164,900 Active 468-char remark

    Show marketing remark (468 chars)

    Welcome to 4036 Greensburg Pike in Pittsburgh! This well-maintained two-story home offers 3 comfortable bedrooms and 1 full bath. The interior features a mix of attractive laminate wood flooring and cozy carpet, creating a warm and inviting feel throughout. With a functional layout and pride of ownership evident, this home is a great option for homeowners or investors alike. Conveniently located with easy access to local amenities, shopping, and transportation.

20. 2020-06-22
    soldstatus $85,000
21. 2020-06-15
    soldstatus $85,000 Sold 745-char remark

    Show marketing remark (745 chars)

    Welcome to 4036 Greensburg Pike! Freshly painted & bright! Enjoy the hard wood floors throughout this house. It features 3 bedrooms and 1 full updated bath (2009). The kitchen has newer gas stove (2017) and has room for a small eating nook. The new roof (2015) is a great feature as well as new doors (2014). Other updates include front awning (2010), furnace (2019), front sidewalk (2008), and garage door opener (2020). Relax on spacious side porch and enjoy back yard BBQs. The downstairs is unfinished but large - 19x15, so let your imagination build this into a bonus dream area. Forest Hills has a lot of great community features - Parks and Pool. New Borough building includes a library. Just minutes to the Parkway from this house.

22. 2020-05-26
    status Under Contract 745-char remark

    Show marketing remark (745 chars)

    Welcome to 4036 Greensburg Pike! Freshly painted & bright! Enjoy the hard wood floors throughout this house. It features 3 bedrooms and 1 full updated bath (2009). The kitchen has newer gas stove (2017) and has room for a small eating nook. The new roof (2015) is a great feature as well as new doors (2014). Other updates include front awning (2010), furnace (2019), front sidewalk (2008), and garage door opener (2020). Relax on spacious side porch and enjoy back yard BBQs. The downstairs is unfinished but large - 19x15, so let your imagination build this into a bonus dream area. Forest Hills has a lot of great community features - Parks and Pool. New Borough building includes a library. Just minutes to the Parkway from this house.

23. 2020-05-01
    status Active 745-char remark

    Show marketing remark (745 chars)

    Welcome to 4036 Greensburg Pike! Freshly painted & bright! Enjoy the hard wood floors throughout this house. It features 3 bedrooms and 1 full updated bath (2009). The kitchen has newer gas stove (2017) and has room for a small eating nook. The new roof (2015) is a great feature as well as new doors (2014). Other updates include front awning (2010), furnace (2019), front sidewalk (2008), and garage door opener (2020). Relax on spacious side porch and enjoy back yard BBQs. The downstairs is unfinished but large - 19x15, so let your imagination build this into a bonus dream area. Forest Hills has a lot of great community features - Parks and Pool. New Borough building includes a library. Just minutes to the Parkway from this house.

24. 2020-03-23
    historical Withdrawn 745-char remark

    Show marketing remark (745 chars)

    Welcome to 4036 Greensburg Pike! Freshly painted & bright! Enjoy the hard wood floors throughout this house. It features 3 bedrooms and 1 full updated bath (2009). The kitchen has newer gas stove (2017) and has room for a small eating nook. The new roof (2015) is a great feature as well as new doors (2014). Other updates include front awning (2010), furnace (2019), front sidewalk (2008), and garage door opener (2020). Relax on spacious side porch and enjoy back yard BBQs. The downstairs is unfinished but large - 19x15, so let your imagination build this into a bonus dream area. Forest Hills has a lot of great community features - Parks and Pool. New Borough building includes a library. Just minutes to the Parkway from this house.

25. 2020-03-10
    price $102,500 745-char remark

    Show marketing remark (745 chars)

    Welcome to 4036 Greensburg Pike! Freshly painted & bright! Enjoy the hard wood floors throughout this house. It features 3 bedrooms and 1 full updated bath (2009). The kitchen has newer gas stove (2017) and has room for a small eating nook. The new roof (2015) is a great feature as well as new doors (2014). Other updates include front awning (2010), furnace (2019), front sidewalk (2008), and garage door opener (2020). Relax on spacious side porch and enjoy back yard BBQs. The downstairs is unfinished but large - 19x15, so let your imagination build this into a bonus dream area. Forest Hills has a lot of great community features - Parks and Pool. New Borough building includes a library. Just minutes to the Parkway from this house.

26. 2020-02-06
    price $113,500 745-char remark

    Show marketing remark (745 chars)

    Welcome to 4036 Greensburg Pike! Freshly painted & bright! Enjoy the hard wood floors throughout this house. It features 3 bedrooms and 1 full updated bath (2009). The kitchen has newer gas stove (2017) and has room for a small eating nook. The new roof (2015) is a great feature as well as new doors (2014). Other updates include front awning (2010), furnace (2019), front sidewalk (2008), and garage door opener (2020). Relax on spacious side porch and enjoy back yard BBQs. The downstairs is unfinished but large - 19x15, so let your imagination build this into a bonus dream area. Forest Hills has a lot of great community features - Parks and Pool. New Borough building includes a library. Just minutes to the Parkway from this house.

27. 2020-01-25
    listed $119,900 Active 745-char remark

    Show marketing remark (745 chars)

    Welcome to 4036 Greensburg Pike! Freshly painted & bright! Enjoy the hard wood floors throughout this house. It features 3 bedrooms and 1 full updated bath (2009). The kitchen has newer gas stove (2017) and has room for a small eating nook. The new roof (2015) is a great feature as well as new doors (2014). Other updates include front awning (2010), furnace (2019), front sidewalk (2008), and garage door opener (2020). Relax on spacious side porch and enjoy back yard BBQs. The downstairs is unfinished but large - 19x15, so let your imagination build this into a bonus dream area. Forest Hills has a lot of great community features - Parks and Pool. New Borough building includes a library. Just minutes to the Parkway from this house.

28. 1998-09-22
    soldstatus $60,000
29. 1989-10-11
    soldstatus $57,500

ⓘ 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: $4,300 · $358/mo
• Projected year-2 tax: $4,300 · $358/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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,724
• − Mortgage interest: −$6,716
• − Property taxes: −$4,300
• − Insurance: −$600
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,488
• Taxable loss: −$215
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $1,609/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 — 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
• City population: 29,513
• 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

Price history

+127.7% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $130,900 West Penn MLS
• 2026-04-22 Price Changed $139,900 West Penn MLS
• 2026-04-02 Price Changed $149,900 West Penn MLS
• 2026-03-19 Price Changed $154,900 West Penn MLS
• 2026-03-06 Price Changed $159,900 West Penn MLS
• 2026-02-13 Listed $164,900 West Penn MLS
• 2020-06-22 Sold (Public Records) $85,000 Public Records
• 2020-06-15 Sold (MLS) $85,000 West Penn MLS
• 2020-05-26 Pending — West Penn MLS
• 2020-05-01 Relisted — West Penn MLS
• 2020-03-23 Delisted — West Penn MLS
• 2020-03-10 Price Changed $102,500 West Penn MLS
• 2020-02-06 Price Changed $113,500 West Penn MLS
• 2020-01-25 Listed $119,900 West Penn MLS
• 1998-09-22 Sold (Public Records) $60,000 Public Records
• 1989-10-11 Sold (Public Records) $57,500 Public Records

Property tax history

+2.1%/yr

Latest (2026): $4,300 · +5.6% YoY. Source: county tax records.