3984 Mt Royal Blvd · Allison Park, PA 15101

$219,900

4 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 51 Days on market

Built 1905 0.93 ac lot Est $270k · 18% 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 +19.1/30.0
• ARV discount +15.0/15.0
• Schools +6.6/10.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST VALUE IN HAMPTON! CHARM, LARGE ADIRONDAC STYLE UPDATED FURN, HTWTR, CLEAN NEEDS SM UPDATING. BIG!!

Key facts

• Covered front porch
• Vintage kitchen
• Generous lot

Tags

• COVERED FRONT PORCH
• VINTAGE KITCHEN
• ORIGINAL WOOD CABINETRY
• FIRST-FLOOR LIVING
• GENEROUS LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Covered parking (1 space)
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Cedar construction; Asphalt roof
• Exterior features: Lot approximately 0.93 acres; Resale condition

Interior

• Kitchen: Stove; Microwave; Refrigerator; Dishwasher
• Bedrooms: Bedroom (Upper) - 14 x 9; Bedroom (Upper) - 18 x 10; Bedroom (Upper) - 14 x 9; Additional bedroom/den/rooms totaling 4 bedrooms (see room list)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Unfinished walk-up basement; Decorative fireplace
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (5.6% below list).
• Recommended offer: $208k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.0% in Allison Park — 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 74/100 on livability (#509 in PA, #4,653 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: health & safety D, amenities F, commute F.
• Hampton Township SD (suburban): math 67% / reading 83% proficiency, ranked #13 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $52k; list at $220k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,521 (5.6% below list)

Questions for the listing agent

1. It's been on market 51 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 1905 — 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. 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?
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: 0.94% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $269,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3984 Mt Royal Blvd	0.00mi	4/1.0	1,498 (0%)	1mo	$220,000	$147	99
2507 Duncan Ave	0.06mi	3/1.5 (-1)	1,632 (+9%)	8mo	$225,000	$138	69
4241 El Rancho Dr	0.70mi	4/2.0	1,492 (-0%)	5mo	$399,900	$268	59
205 Pamela Dr	0.61mi	3/2.0 (-1)	1,492 (-0%)	4mo	$355,000	$238	58
2643 Murray Ave	0.46mi	3/1.0 (-1)	1,563 (+4%)	16mo	$58,000	$37	53
305 Governor Dr	0.57mi	3/1.5 (-1)	1,549 (+3%)	14mo	$240,000	$155	49
214 Governor Dr	0.59mi	3/2.0 (-1)	1,352 (-10%)	1mo	$325,000	$240	47
100 Pamela Dr	0.57mi	3/1.5 (-1)	1,400 (-6%)	15mo	$225,000	$161	43
2518 Hampton Ave	0.51mi	3/2.0 (-1)	1,392 (-7%)	16mo	$318,500	$229	42
410 Governor Dr	0.63mi	3/2.0 (-1)	1,716 (+15%)	4mo	$335,000	$195	34
409 Governor Dr	0.60mi	4/2.0	1,700 (+14%)	17mo	$306,000	$180	32
415 Governor Dr	0.62mi	3/2.5 (-1)	1,700 (+14%)	12mo	$305,000	$179	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-20,729
• Equity at exit: $32,788

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,032
• Equity at exit: $19,013

Cash invested: $61,572 (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 15101

• Active inventory: 68
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $235

Break-even live

Break-even rent $1,778

Max offer price $219,900

Occupancy floor 84%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4316 Hemlock Cir Allison Park, PA	3.0	1.5	1295	$2,200	$1.70	15d	1	1.21mi

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-04-02
   historical Contingent
3. 2026-03-28
   listed $219,900 Active
4. 2000-11-02
   soldstatus $52,000
5. 2000-11-01
   soldstatus $52,000 103-char remark

   Show marketing remark (103 chars)

   BEST VALUE IN HAMPTON! CHARM, LARGE ADIRONDAC STYLE UPDATED FURN, HTWTR, CLEAN NEEDS SM UPDATING. BIG!!

6. 2000-09-10
   listed $59,900 103-char remark

   Show marketing remark (103 chars)

   BEST VALUE IN HAMPTON! CHARM, LARGE ADIRONDAC STYLE UPDATED FURN, HTWTR, CLEAN NEEDS SM UPDATING. BIG!!

ⓘ 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: $1,920 · $160/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$777/yr (+$65/mo · 40.5%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,903
• − Mortgage interest: −$12,318
• − Property taxes: −$1,920
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$6,397
• Taxable loss: −$816
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $3,011/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: Hampton Township SD
• NCES district ID: 4211400
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 83% ▼ -4.00%
• Median HH income: $80,605
• Composite: 66.38/100
• National rank: #423
• State rank: #13 of 539 in PA

Livability — Allison Park

• Score: 74/100
• State rank: #509
• US rank: #4653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allison Park, PA
• County: Allegheny County · 1,022,028 people
• City population: 26,036
• Metro: Pittsburgh, PA
• Population (ZIP): 26,036
• Household income: $114,634
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 429.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 3% Serbian 1%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% 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: ▼ -180.82%
• Current HPI: 273.4553
• Rent YoY: —
• 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

+267.1% since first listed

6 events — show timeline

• 2026-05-18 Pending — West Penn MLS
• 2026-04-02 Contingent — West Penn MLS
• 2026-03-28 Listed $219,900 West Penn MLS
• 2000-11-02 Sold (Public Records) $52,000 Public Records
• 2000-11-01 Sold (MLS) $52,000 West Penn MLS
• 2000-09-10 Listed $59,900 West Penn MLS

Property tax history

+2.4%/yr

Latest (2026): $1,920 · +2.8% YoY. Source: county tax records.