228 Johnston Rd · Wilkinsburg, PA 15235

$118,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 95 Days on market

Built 1940 0.29 ac lot $113/sqft · 12% below area Est $135k · 12% under

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Why this score? — see what drove the B 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 +28.2/30.0
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

228 Johnston Rd, Penn Hills, PA 15235 3 Bedroom, 1 Bathroom Home for sale. The driveway is NOT a shared driveway. It belongs to this property. The roof is about 15 years old and still in great shape, gutters have debris barriers on them, house also has a French drain system around the front and sides, installed 8 years ago as well as foundation repaired, and sealed. Asphalt driveway installed 2 years ago. High efficiency gas furnace, ductwork and High efficiency air conditioner installed 2 years ago. Included in purchase; both TVs shown, living room cabinetry and all appliances shown in photos. Appliances are about 9 years old and all work great There is also an under sink water filter and drinking water faucet installed in the kitchen. Basement is partially finished. All other items in photos other than what was listed above will be removed prior to closing. This is not a distressed property and therefore I will not entertain the solicitations of wholesalers nor people trying to get a property at half its value. Asking $107900 No rent to own, no seller financing, agents must be paid by their buyer.

Key facts

• Foundation repaired
• French drain system
• Not shared driveway

Tags

• NOT SHARED DRIVEWAY
• FRENCH DRAIN SYSTEM
• FOUNDATION REPAIRED
• UNDER SINK WATER FILTER
• DRINKING WATER FAUCET
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• 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); 131 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $822 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $119k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,199 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.27% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $135,035
• List price: $118,900
• Delta: -11.95%
• 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
9611 Emerson St	0.21mi	3/1.0	1,120 (+6%)	1mo	$75,000	$67	79
10085 Grandview Ave	0.29mi	2/1.0 (-1)	1,047 (-1%)	8mo	$148,000	$141	73
361 Orin St	0.56mi	3/1.0	1,100 (+4%)	0mo	$125,500	$114	67
502 Bon Air Rd	0.16mi	3/2.0	922 (-13%)	2mo	$129,000	$140	66
139 Howard St	0.34mi	3/1.0	1,160 (+10%)	5mo	$105,000	$91	64
310 Mccutcheon Ln	0.25mi	3/2.0	1,163 (+10%)	5mo	$70,000	$60	63
108 Lavern St	0.35mi	3/1.5	1,176 (+11%)	4mo	$175,000	$149	60
143 Howard St	0.36mi	3/1.0	1,176 (+11%)	6mo	$84,000	$71	59
35 Verona Rd	0.48mi	2/1.0 (-1)	1,122 (+6%)	5mo	$24,900	$22	58
134 Jeanette Dr	0.70mi	3/1.0	1,008 (-4%)	2mo	$143,000	$142	58
149 Eastminster Dr	0.49mi	3/2.0	960 (-9%)	4mo	$110,500	$115	55
7895 Mark Dr	0.61mi	3/2.0	1,200 (+14%)	4mo	$115,500	$96	42

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: 8.8%
• Equity multiple: 1.36×
• Total profit: $12,132
• Equity at exit: $17,728

10-year hold

• IRR: 21.6%
• Equity multiple: 3.25×
• Total profit: $74,818
• Equity at exit: $10,280

Cash invested: $33,292 (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: 131
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$624
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $377

Break-even live

Break-even rent $1,033

Max offer price $118,900

Occupancy floor 70%

Sensitivity live

Price	-10% $444	-5% $411	+0% $377	+5% $343	+10% $310
Rent	-10% $258	-5% $317	+0% $377	+5% $437	+10% $496
Rate	-1.0pp $437	-0.5pp $407	base $377	+0.5pp $346	+1.0pp $315

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	45d	1	0.19mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	25d	1	0.35mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	45d	1	0.43mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	13d	1	0.45mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	45d	1	0.49mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	16d	1	0.65mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	16d	1	0.68mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	3d	1	0.74mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	9d	1	0.75mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	4d	1	0.78mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	18d	1	0.80mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	5d	1	0.86mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	25d	1	0.86mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	9d	1	0.91mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	3d	1	0.96mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	9d	2	0.96mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	45d	1	1.08mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	45d	1	1.13mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	25d	1	1.13mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	45d	1	1.16mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	16d	1	1.21mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	25d	1	1.38mi
1426 Homestead Rd Unit 3 Verona, PA	3.0	1.0	1000	$1,499	$1.50	13d	1	1.44mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	5d	1	1.46mi
11843 Joan Dr Pittsburgh, PA	3.0	1.0	1144	$1,500	$1.31	5d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $118,900 Active 95 DOM
2. 2026-06-18
   days on market $118,900 Active 92 DOM
3. 2026-06-17
   days on market $118,900 Active 91 DOM
4. 2026-06-16
   days on market $118,900 Active 90 DOM
5. 2026-06-15
   days on market $118,900 Active 89 DOM
6. 2026-06-13
   days on market $118,900 Active 87 DOM
7. 2026-06-13
   days on market $118,900 Active 86 DOM
8. 2026-06-09
   days on market $118,900 Active 83 DOM
9. 2026-06-08
   days on market $118,900 Active 82 DOM
10. 2026-06-07
    days on market $118,900 Active 81 DOM
11. 2026-06-05
    pricedays on market $118,900 Active 78 DOM
12. 2026-06-03
    days on market $107,900 Active 77 DOM
13. 2026-06-02
    days on market $107,900 Active 76 DOM
14. 2026-06-01
    days on market $107,900 Active 75 DOM
15. 2026-05-31
    days on market $107,900 Active 74 DOM
16. 2026-03-18
    listed $107,900 Active 1118-char remark

    Show marketing remark (1118 chars)

    228 Johnston Rd, Penn Hills, PA 15235 3 Bedroom, 1 Bathroom Home for sale. The driveway is NOT a shared driveway. It belongs to this property. The roof is about 15 years old and still in great shape, gutters have debris barriers on them, house also has a French drain system around the front and sides, installed 8 years ago as well as foundation repaired, and sealed. Asphalt driveway installed 2 years ago. High efficiency gas furnace, ductwork and High efficiency air conditioner installed 2 years ago. Included in purchase; both TVs shown, living room cabinetry and all appliances shown in photos. Appliances are about 9 years old and all work great There is also an under sink water filter and drinking water faucet installed in the kitchen. Basement is partially finished. All other items in photos other than what was listed above will be removed prior to closing. This is not a distressed property and therefore I will not entertain the solicitations of wholesalers nor people trying to get a property at half its value. Asking $107900 No rent to own, no seller financing, agents must be paid by their buyer.

17. 2016-02-22
    soldstatus $47,600
18. 2015-07-31
    historical 105-char remark

    Show marketing remark (105 chars)

    GREAT MECHANICS, BRICK HOME, CLOSE TO TRANSPORTATION/SHOPS, LARGE LOT, DECK, SHED, GAMEROOM, UPDATED ROOF

19. 2015-06-10
    price $55,000 105-char remark

    Show marketing remark (105 chars)

    GREAT MECHANICS, BRICK HOME, CLOSE TO TRANSPORTATION/SHOPS, LARGE LOT, DECK, SHED, GAMEROOM, UPDATED ROOF

20. 2015-04-10
    listed $64,000 Active 105-char remark

    Show marketing remark (105 chars)

    GREAT MECHANICS, BRICK HOME, CLOSE TO TRANSPORTATION/SHOPS, LARGE LOT, DECK, SHED, GAMEROOM, UPDATED ROOF

21. 2013-11-20
    listed $68,000
22. 1975-06-05
    soldstatus $18,900

ⓘ 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: $1,796 · $150/mo
• Expected delta: +$83/yr (+$7/mo · 4.8%)

ⓘ 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 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,120
• − Mortgage interest: −$6,660
• − Property taxes: −$1,713
• − Insurance: −$594
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,459
• Taxable income: $2,794
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,854/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 — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- 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
• City population: 28,332
• 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

+470.9% since first listed

7 events — show timeline

• 2026-03-18 Listed $107,900 ForSaleByOwner.com
• 2016-02-22 Sold (Public Records) $47,600 Public Records
• 2015-07-31 Delisted — West Penn MLS
• 2015-06-10 Price Changed $55,000 West Penn MLS
• 2015-04-10 Listed $64,000 West Penn MLS
• 2013-11-20 Listed $68,000 West Penn MLS
• 1975-06-05 Sold (Public Records) $18,900 Public Records

Property tax history

+2.2%/yr

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