1249 Saxonburg Blvd · O'Hara, PA 15116

$249,900

2 bd · 1.5 ba · 1,318 sqft · SingleFamily public records · 125 Days on market

Built 1953 0.58 ac lot $190/sqft · 17% below area Est $300k · 17% 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 +19.5/30.0
• ARV discount +15.0/15.0
• Schools +6.9/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1249 Saxonburg Blvd in O’Hara Township, located in the highly desirable Fox Chapel Area School District and served by well-regarded Fairview Elementary. This inviting home combines suburban comfort with easy access to the best of the Pittsburgh area. Two bedrooms plus a den that can easily be converted into a third bedroom, offering flexible living space to suit your needs. Featuring a new roof and new refrigerator, the home offers thoughtful updates along with a finished basement that provides additional living space perfect for relaxing, entertaining, or working from home. The huge backyard creates endless possibilities for outdoor enjoyment, gatherings, or simply unwinding in your own private space. Ideally situated just minutes from parks, shopping, dining, and cultural destinations, this location offers convenience while maintaining a peaceful neighborhood feel. The nearby school bus stop adds everyday practicality for busy households.

Key facts

• Huge backyard
• Finished basement
• New refrigerator

Tags

• NEW ROOF
• NEW REFRIGERATOR
• FINISHED BASEMENT
• HUGE BACKYARD
• PEACEFUL NEIGHBORHOOD
• NEARBY SCHOOL BUS STOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 34 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 125 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $300,110
• List price: $249,900
• Delta: -16.73%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1198 Saxonburg Blvd	0.35mi	3/1.5 (+1)	1,432 (+9%)	20mo	$215,000	$150	48

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-25,892
• Equity at exit: $37,261

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,519
• Equity at exit: $21,607

Cash invested: $69,972 (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 15116

• Home prices YoY: -32.7%
• Active inventory: 34
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$325 /mo · $3,904/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $228

Break-even live

Break-even rent $2,273

Max offer price $249,900

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
359 Dorseyville Rd Pittsburgh, PA	3.0	2.0	1198	$2,850	$2.38	1d	1	1.03mi
800 Flint Rd Allison Park, PA	3.0	1.5	994	$2,060	$2.07	4d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $249,900 Active 125 DOM
2. 2026-06-17
   days on market $249,900 Active 124 DOM
3. 2026-06-16
   days on market $249,900 Active 123 DOM
4. 2026-06-15
   days on market $249,900 Active 122 DOM
5. 2026-06-13
   days on market $249,900 Active 120 DOM
6. 2026-06-09
   days on market $249,900 Active 116 DOM
7. 2026-06-08
   days on market $249,900 Active 115 DOM
8. 2026-06-07
   pricedays on market $249,900 Active 114 DOM
9. 2026-06-03
   days on market $257,000 Active 110 DOM
10. 2026-06-02
    days on market $257,000 Active 109 DOM
11. 2026-06-01
    days on market $257,000 Active 108 DOM
12. 2026-05-31
    days on market $257,000 Active 107 DOM
13. 2026-04-29
    price $257,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to 1249 Saxonburg Blvd in O’Hara Township, located in the highly desirable Fox Chapel Area School District and served by well-regarded Fairview Elementary. This inviting home combines suburban comfort with easy access to the best of the Pittsburgh area. Two bedrooms plus a den that can easily be converted into a third bedroom, offering flexible living space to suit your needs. Featuring a new roof and new refrigerator, the home offers thoughtful updates along with a finished basement that provides additional living space perfect for relaxing, entertaining, or working from home. The huge backyard creates endless possibilities for outdoor enjoyment, gatherings, or simply unwinding in your own private space. Ideally situated just minutes from parks, shopping, dining, and cultural destinations, this location offers convenience while maintaining a peaceful neighborhood feel. The nearby school bus stop adds everyday practicality for busy households.

14. 2026-04-06
    price $263,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to 1249 Saxonburg Blvd in O’Hara Township, located in the highly desirable Fox Chapel Area School District and served by well-regarded Fairview Elementary. This inviting home combines suburban comfort with easy access to the best of the Pittsburgh area. Two bedrooms plus a den that can easily be converted into a third bedroom, offering flexible living space to suit your needs. Featuring a new roof and new refrigerator, the home offers thoughtful updates along with a finished basement that provides additional living space perfect for relaxing, entertaining, or working from home. The huge backyard creates endless possibilities for outdoor enjoyment, gatherings, or simply unwinding in your own private space. Ideally situated just minutes from parks, shopping, dining, and cultural destinations, this location offers convenience while maintaining a peaceful neighborhood feel. The nearby school bus stop adds everyday practicality for busy households.

15. 2026-03-12
    price $270,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to 1249 Saxonburg Blvd in O’Hara Township, located in the highly desirable Fox Chapel Area School District and served by well-regarded Fairview Elementary. This inviting home combines suburban comfort with easy access to the best of the Pittsburgh area. Two bedrooms plus a den that can easily be converted into a third bedroom, offering flexible living space to suit your needs. Featuring a new roof and new refrigerator, the home offers thoughtful updates along with a finished basement that provides additional living space perfect for relaxing, entertaining, or working from home. The huge backyard creates endless possibilities for outdoor enjoyment, gatherings, or simply unwinding in your own private space. Ideally situated just minutes from parks, shopping, dining, and cultural destinations, this location offers convenience while maintaining a peaceful neighborhood feel. The nearby school bus stop adds everyday practicality for busy households.

16. 2026-02-26
    price $279,900 971-char remark

    Show marketing remark (971 chars)

    Welcome to 1249 Saxonburg Blvd in O’Hara Township, located in the highly desirable Fox Chapel Area School District and served by well-regarded Fairview Elementary. This inviting home combines suburban comfort with easy access to the best of the Pittsburgh area. Two bedrooms plus a den that can easily be converted into a third bedroom, offering flexible living space to suit your needs. Featuring a new roof and new refrigerator, the home offers thoughtful updates along with a finished basement that provides additional living space perfect for relaxing, entertaining, or working from home. The huge backyard creates endless possibilities for outdoor enjoyment, gatherings, or simply unwinding in your own private space. Ideally situated just minutes from parks, shopping, dining, and cultural destinations, this location offers convenience while maintaining a peaceful neighborhood feel. The nearby school bus stop adds everyday practicality for busy households.

17. 2026-02-13
    listed $289,700 Active 971-char remark

    Show marketing remark (971 chars)

    Welcome to 1249 Saxonburg Blvd in O’Hara Township, located in the highly desirable Fox Chapel Area School District and served by well-regarded Fairview Elementary. This inviting home combines suburban comfort with easy access to the best of the Pittsburgh area. Two bedrooms plus a den that can easily be converted into a third bedroom, offering flexible living space to suit your needs. Featuring a new roof and new refrigerator, the home offers thoughtful updates along with a finished basement that provides additional living space perfect for relaxing, entertaining, or working from home. The huge backyard creates endless possibilities for outdoor enjoyment, gatherings, or simply unwinding in your own private space. Ideally situated just minutes from parks, shopping, dining, and cultural destinations, this location offers convenience while maintaining a peaceful neighborhood feel. The nearby school bus stop adds everyday practicality for busy households.

18. 2026-02-11
    historical Expired 930-char remark

    Show marketing remark (930 chars)

    HAPPY NEW YEAR! NEW BEGINNINGS, NEW PRICE! Welcome to this inviting home in O’Hara Twp, set within the Fox Chapel Area School District and served by the Fairview Elementary School. With the school bus stop just about 20 feet from the front door, everyday life is made easier for families. Recent updates add comfort and peace of mind, including a brand-new roof with full decking (2025), a new refrigerator (2025), and a newer furnace/heating system (2023). The warm, welcoming feel of the home makes it easy to settle in and enjoy from day one. The backyard offers a bright, open outdoor space ideal for play, pets, gardening, or relaxing with friends and family. Its versatile layout allows you to create the outdoor experience you’ve been envisioning. Located minutes from top parks, shopping, amenities, and cultural districts, this home blends suburban comfort with convenient access to nearby city attractions.

19. 2026-01-15
    price $289,700 930-char remark

    Show marketing remark (930 chars)

    HAPPY NEW YEAR! NEW BEGINNINGS, NEW PRICE! Welcome to this inviting home in O’Hara Twp, set within the Fox Chapel Area School District and served by the Fairview Elementary School. With the school bus stop just about 20 feet from the front door, everyday life is made easier for families. Recent updates add comfort and peace of mind, including a brand-new roof with full decking (2025), a new refrigerator (2025), and a newer furnace/heating system (2023). The warm, welcoming feel of the home makes it easy to settle in and enjoy from day one. The backyard offers a bright, open outdoor space ideal for play, pets, gardening, or relaxing with friends and family. Its versatile layout allows you to create the outdoor experience you’ve been envisioning. Located minutes from top parks, shopping, amenities, and cultural districts, this home blends suburban comfort with convenient access to nearby city attractions.

20. 2025-12-21
    price $307,700 930-char remark

    Show marketing remark (930 chars)

    HAPPY NEW YEAR! NEW BEGINNINGS, NEW PRICE! Welcome to this inviting home in O’Hara Twp, set within the Fox Chapel Area School District and served by the Fairview Elementary School. With the school bus stop just about 20 feet from the front door, everyday life is made easier for families. Recent updates add comfort and peace of mind, including a brand-new roof with full decking (2025), a new refrigerator (2025), and a newer furnace/heating system (2023). The warm, welcoming feel of the home makes it easy to settle in and enjoy from day one. The backyard offers a bright, open outdoor space ideal for play, pets, gardening, or relaxing with friends and family. Its versatile layout allows you to create the outdoor experience you’ve been envisioning. Located minutes from top parks, shopping, amenities, and cultural districts, this home blends suburban comfort with convenient access to nearby city attractions.

21. 2025-12-05
    price $325,000 930-char remark

    Show marketing remark (930 chars)

    HAPPY NEW YEAR! NEW BEGINNINGS, NEW PRICE! Welcome to this inviting home in O’Hara Twp, set within the Fox Chapel Area School District and served by the Fairview Elementary School. With the school bus stop just about 20 feet from the front door, everyday life is made easier for families. Recent updates add comfort and peace of mind, including a brand-new roof with full decking (2025), a new refrigerator (2025), and a newer furnace/heating system (2023). The warm, welcoming feel of the home makes it easy to settle in and enjoy from day one. The backyard offers a bright, open outdoor space ideal for play, pets, gardening, or relaxing with friends and family. Its versatile layout allows you to create the outdoor experience you’ve been envisioning. Located minutes from top parks, shopping, amenities, and cultural districts, this home blends suburban comfort with convenient access to nearby city attractions.

22. 2025-11-15
    listed $349,800 Active 930-char remark

    Show marketing remark (930 chars)

    HAPPY NEW YEAR! NEW BEGINNINGS, NEW PRICE! Welcome to this inviting home in O’Hara Twp, set within the Fox Chapel Area School District and served by the Fairview Elementary School. With the school bus stop just about 20 feet from the front door, everyday life is made easier for families. Recent updates add comfort and peace of mind, including a brand-new roof with full decking (2025), a new refrigerator (2025), and a newer furnace/heating system (2023). The warm, welcoming feel of the home makes it easy to settle in and enjoy from day one. The backyard offers a bright, open outdoor space ideal for play, pets, gardening, or relaxing with friends and family. Its versatile layout allows you to create the outdoor experience you’ve been envisioning. Located minutes from top parks, shopping, amenities, and cultural districts, this home blends suburban comfort with convenient access to nearby city attractions.

23. 2021-03-24
    soldstatus $185,000
24. 2021-03-18
    soldstatus $185,000 Closed
25. 2021-02-24
    status Pending
26. 2021-02-01
    historical Contingent
27. 2021-01-27
    listed $189,000 Active
28. 2016-10-14
    soldstatus $150,000
29. 2016-09-10
    status Under Contract
30. 2016-09-07
    soldstatus $150,000 Sold
31. 2016-07-17
    historical Contingent
32. 2016-06-30
    price $150,000
33. 2016-06-10
    listed $160,000 Active
34. 2004-11-30
    soldstatus $44,700
35. 2001-12-19
    soldstatus $80,000

ⓘ 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: $3,904 · $325/mo
• Projected year-2 tax: $3,926 · $327/mo
• Expected delta: +$22/yr (+$2/mo · 0.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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: $30,737
• − Mortgage interest: −$13,998
• − Property taxes: −$3,904
• − Insurance: −$1,916
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$7,270
• Taxable loss: −$1,269
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $3,041/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — O'Hara

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 14,294

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 1%
• Common ancestry: Romanian 9% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 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: ▼ -128.02%
• Current HPI: 263.6997
• Rent YoY: —
• Metro: —
• 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

+221.2% since first listed

23 events — show timeline

• 2026-04-29 Price Changed $257,000 West Penn MLS
• 2026-04-06 Price Changed $263,000 West Penn MLS
• 2026-03-12 Price Changed $270,000 West Penn MLS
• 2026-02-26 Price Changed $279,900 West Penn MLS
• 2026-02-13 Listed $289,700 West Penn MLS
• 2026-02-11 Delisted — West Penn MLS
• 2026-01-15 Price Changed $289,700 West Penn MLS
• 2025-12-21 Price Changed $307,700 West Penn MLS
• 2025-12-05 Price Changed $325,000 West Penn MLS
• 2025-11-15 Listed $349,800 West Penn MLS
• 2021-03-24 Sold (Public Records) $185,000 Public Records
• 2021-03-18 Sold (MLS) $185,000 West Penn MLS
• 2021-02-24 Pending — West Penn MLS
• 2021-02-01 Contingent — West Penn MLS
• 2021-01-27 Listed $189,000 West Penn MLS
• 2016-10-14 Sold (Public Records) $150,000 Public Records
• 2016-09-10 Pending — West Penn MLS
• 2016-09-07 Sold (MLS) $150,000 West Penn MLS
• 2016-07-17 Contingent — West Penn MLS
• 2016-06-30 Price Changed $150,000 West Penn MLS
• 2016-06-10 Listed $160,000 West Penn MLS
• 2004-11-30 Sold (Public Records) $44,700 Public Records
• 2001-12-19 Sold (Public Records) $80,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,904 · +1.6% YoY. Source: county tax records.