246 Byron Rd · Glenshaw, PA 15237

$295,000

3 bd · 1.5 ba · 2,044 sqft · SingleFamily public records · 40 Days on market

Built 1965 0.82 ac lot Est $439k · 33% under ↓ 9% since listing

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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 +16.4/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set within the North Hills School District, this surprisingly spacious 4-bedroom, 3 full bath home is so much bigger than it appears and offers a layout designed for comfortable everyday living with details that reflect its original character. The main level includes a primary bedroom, providing the convenience of first-floor living, while hardwood floors extend through portions of the main and second levels. A thoughtful mix of open gathering spaces and quieter rooms creates flexibility for both daily routines and entertaining. Downstairs, the expansive game room serves as a natural hub for hosting, complete with a built-in bar and plenty of room to spread out, while a walk-out leads to a

Key facts

• Built-in bar
• Primary bedroom
• Hardwood floors

Tags

• NORTH HILLS SCHOOL DISTRICT
• PRIMARY BEDROOM
• HARDWOOD FLOORS
• SPACIOUS GAME ROOM
• BUILT-IN BAR
• BACKYARD BORDERED BY WOODS

Property features AI

Exterior

• Parking: Built-in attached garage with garage door opener (1 total parking space)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property; Asphalt roof
• Construction: Frame construction
• Exterior features: Lot dimensions: 56x79x338x39x70x268

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Some gas appliances
• Bedrooms: Bedroom 2 on upper level (14x10); Bedroom 3 on upper level (19x10); Bedroom 4 on upper level (18x11)
• Flooring: Carpet; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Partially finished basement with walk-out access; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $282k (4.3% below list).
• Recommended offer: $282k (4.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#427 in PA, #3,894 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• North Hills SD (suburban): math 48% / reading 72% proficiency, ranked #70 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.2%/yr); 104 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 31% of the median local income ($110k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $282,168 (4.3% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 B-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: 0.96% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $439,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Dogwood Ln	0.17mi	3/2.5	1,982 (-3%)	1mo	$238,000	$120	82
200 Ennerdale Ln	0.48mi	4/2.5 (+1)	2,054 (+0%)	8mo	$455,000	$222	61
101 Rebecca Ct Ct	0.45mi	3/2.5	1,838 (-10%)	1mo	$460,000	$250	57
3217 Sundale Dr	0.57mi	4/2.5 (+1)	1,944 (-5%)	0mo	$400,000	$206	56
8470 Coventry Dr	0.69mi	3/2.0	1,957 (-4%)	5mo	$420,000	$215	54
925 Waldwick Dr	0.63mi	4/2.5 (+1)	2,160 (+6%)	7mo	$500,000	$231	46
103 Sycamore Dr	0.44mi	4/2.0 (+1)	2,350 (+15%)	5mo	$318,000	$135	44
628 Tara Ct	0.69mi	4/2.5 (+1)	1,914 (-6%)	6mo	$390,000	$204	44
269 Kinvara Dr	0.57mi	4/2.5 (+1)	2,284 (+12%)	4mo	$491,000	$215	42
8476 Coventry Dr	0.68mi	3/2.5	1,796 (-12%)	3mo	$397,000	$221	42
3305 Laurel Dr	0.63mi	3/2.5	1,780 (-13%)	6mo	$380,000	$213	40
1857 Brandywine Dr	0.74mi	4/2.5 (+1)	2,231 (+9%)	8mo	$565,000	$253	34

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-39,409
• Equity at exit: $43,985

10-year hold

• IRR: -5.8%
• Equity multiple: 0.64×
• Total profit: $-29,849
• Equity at exit: $25,506

Cash invested: $82,600 (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 15237

• Rents YoY: 2.2%
• Active inventory: 104
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,822 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$391 /mo · $4,694/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $168

Break-even live

Break-even rent $2,609

Max offer price $295,000

Occupancy floor 89%

Sensitivity live

Price	-10% $335	-5% $252	+0% $168	+5% $85	+10% $1
Rent	-10% $-55	-5% $57	+0% $168	+5% $279	+10% $391
Rate	-1.0pp $317	-0.5pp $243	base $168	+0.5pp $92	+1.0pp $14

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 McKnight Cir Pittsburgh, PA	1.0–3.0	1.0–2.0	1275	$3,000	$2.35	2d	1	0.96mi
99-951 McKnight Cir Pittsburgh, PA	3.0	2.0	2000	$3,000	$1.50	2d	1	0.96mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$3,502	$2.89	2d	37	1.23mi
4030 Circle Dr Allison Park, PA	3.0	2.0	2192	$2,500	$1.14	44d	1	1.43mi

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   price $295,000
3. 2026-04-02
   price $315,000
4. 2026-03-13
   listed $325,000 Active

ⓘ 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: $4,694 · $391/mo
• Projected year-2 tax: $4,694 · $391/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,860
• − Mortgage interest: −$16,525
• − Property taxes: −$4,694
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$8,582
• Taxable loss: −$2,833
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $2,696/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: North Hills SD
• NCES district ID: 4217220
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 72% ▼ -10.00%
• Median HH income: $60,841
• Composite: 52.02/100
• National rank: #1637
• State rank: #70 of 539 in PA

Livability — Glenshaw

• Score: 75/100
• State rank: #427
• US rank: #3894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 43,588
• Household income: $109,895
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 693.0

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 (88%)
• Race & ethnicity: White 88% Asian 6% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 8% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 2% Chinese 2% Spanish 2%

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: ▼ -218.78%
• Current HPI: 269.5446
• Rent YoY: ▲ 2.16%
• 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

-9.2% since first listed

4 events — show timeline

• 2026-04-22 Pending — West Penn MLS
• 2026-04-13 Price Changed $295,000 West Penn MLS
• 2026-04-02 Price Changed $315,000 West Penn MLS
• 2026-03-13 Listed $325,000 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $4,694 · +1.0% YoY. Source: county tax records.