572 Guylyn Dr · Penn Hills, PA 15235

$119,900

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 6 Days on market

Built 1954 7,257 sqft lot Est $119k · at est.

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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 +22.1/30.0
• ARV discount +7.3/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• 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 MLS

Well maintained charming 3 bedroom brick Ranch is ready to be your Home! Large finished basement with door to the nice size flat backyard. A must see!!

Key facts

• Size yard
• Basement ready
• One floor living

Tags

• ONE FLOOR LIVING
• BASEMENT READY
• SIZE YARD

Property features AI

Finance

• HOA & community: Access to public transportation

Exterior

• Parking: Attached garage; Built-in parking with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Lot about 0.1666 acres

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Main level bedroom (12 x 10); Main level bedroom (12 x 12); Lower level bonus room (24 x 16)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Has basement; 6 total rooms
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads: area grade C — 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $119,350
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 Guylyn Dr	0.12mi	3/1.5 (+1)	875 (+13%)	13mo	$135,000	$154	55

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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-848
• Equity at exit: $17,877

10-year hold

• IRR: 13.4%
• Equity multiple: 2.29×
• Total profit: $43,446
• 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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$629
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $193

Break-even live

Break-even rent $1,040

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $261	-5% $227	+0% $193	+5% $159	+10% $125
Rent	-10% $92	-5% $142	+0% $193	+5% $244	+10% $295
Rate	-1.0pp $254	-0.5pp $224	base $193	+0.5pp $162	+1.0pp $130

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Collins Dr Pittsburgh, PA	3.0	1.0	986	$1,295	$1.31	2d	1	0.63mi
279 Hazel Rd Pittsburgh, PA	3.0	1.0	1080	$1,732	$1.60	44d	1	0.85mi
261 Universal Rd Unit 261UNIV Pittsburgh, PA	3.0	1.0	1100	$1,225	$1.11	3d	1	0.86mi
143 Oak Manor Pl Penn Hills, PA	1.0	1.0	637	$850	$1.33	44d	2	0.94mi
127 Stowe Dr Pittsburgh, PA	3.0	1.0	948	$1,495	$1.58	22d	1	1.10mi
6388 Saltsburg Rd Pittsburgh, PA	2.0	1.5	875	$1,300	$1.49	3d	1	1.11mi
325 Poe Dr Pittsburgh, PA	2.0	1.0	1056	$1,599	$1.51	44d	1	1.13mi
225 Alcoma Blvd Penn Hills, PA	1.0–2.0	1.0–2.5	834	$1,075	$1.29	44d	1	1.14mi
1160 Jefferson Rd Pittsburgh, PA	3.0	1.0	1066	$1,295	$1.21	15d	1	1.42mi
600 Deborah Jane Dr Plum, PA	1.0	1.0	600	$799	$1.33	44d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $119,900 Active 6 DOM
2. 2026-06-17
   days on market $119,900 Active 5 DOM
3. 2026-06-16
   days on market $119,900 Active 4 DOM
4. 2026-06-15
   days on market $119,900 Active 3 DOM
5. 2026-06-13
   remarks 257-char remark
6. 2026-06-13
   listed $119,900 Active 1 DOM

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,804 · $150/mo
• Expected delta: +$91/yr (+$8/mo · 5.3%)

ⓘ 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 ≥96°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: $15,413
• − Mortgage interest: −$6,716
• − Property taxes: −$1,713
• − Insurance: −$600
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,488
• Taxable income: $430
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,215/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

+199.8% since first listed

10 events — show timeline

• 2026-06-12 Listed $119,900 West Penn MLS
• 2022-04-04 Sold (Public Records) $115,000 Public Records
• 2022-03-31 Sold (MLS) $115,000 West Penn MLS
• 2022-02-17 Pending — West Penn MLS
• 2022-01-27 Contingent — West Penn MLS
• 2022-01-18 Listed $115,000 West Penn MLS
• 2008-07-29 Sold (Public Records) $64,600 Public Records
• 2008-07-25 Sold (MLS) $64,600 West Penn MLS
• 2008-06-25 Listed $68,900 West Penn MLS
• 1991-10-21 Sold (Public Records) $40,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $1,713 · +0.0% YoY. Source: county tax records.