808 E 10th Ave · Munhall, PA 15120

$132,500

3 bd · 1.0 ba · 1,635 sqft · SingleFamily public records · 114 Days on market

Built 1901 $81/sqft · 21% above area Est $109k · 22% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

Key facts

• Parking
• Built 1901
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.3% in Munhall — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#308 in PA, #2,734 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 92 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/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 $916 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $27k; list at $132k implies a 391% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,575 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1901 — 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 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?
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: 1.15% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $109,047
• List price: $132,500
• Delta: 21.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 Margaret St	0.30mi	3/1.0	1,628 (-0%)	1mo	$25,000	$15	84
30 Harrison St	0.09mi	3/1.0	1,440 (-12%)	1mo	$112,500	$78	75
156 Dahlia St	0.38mi	3/1.0	1,560 (-5%)	6mo	$191,900	$123	70
238 E 19th	0.48mi	3/1.5	1,600 (-2%)	3mo	$45,000	$28	70
600 E 14th Ave	0.27mi	3/2.0	1,472 (-10%)	0mo	$229,007	$156	66
245 E 18th Ave	0.42mi	3/1.5	1,512 (-8%)	1mo	$15,000	$10	65
230 E 15th Ave	0.42mi	3/1.0	1,417 (-13%)	2mo	$25,000	$18	56
306 W 15th Ave	0.71mi	3/1.5	1,701 (+4%)	5mo	$200,000	$118	54
342 E 11th Ave	0.37mi	3/1.5	1,878 (+15%)	3mo	$138,000	$73	53
227 E 15th Ave	0.43mi	2/2.0 (-1)	1,490 (-9%)	6mo	$55,000	$37	52
144 W Schwab Ave	0.63mi	4/1.5 (+1)	1,540 (-6%)	3mo	$150,000	$97	52
109 Vine St	0.48mi	2/1.5 (-1)	1,444 (-12%)	4mo	$110,000	$76	47

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $458
• Equity at exit: $19,756

10-year hold

• IRR: 11.0%
• Equity multiple: 1.90×
• Total profit: $33,432
• Equity at exit: $11,456

Cash invested: $37,100 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 92
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$695
• Tax from tax record: −$137 /mo · $1,650/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $318

Break-even live

Break-even rent $1,123

Max offer price $132,500

Occupancy floor 74%

Sensitivity live

Price	-10% $393	-5% $356	+0% $318	+5% $281	+10% $243
Rent	-10% $198	-5% $258	+0% $318	+5% $379	+10% $439
Rate	-1.0pp $385	-0.5pp $352	base $318	+0.5pp $284	+1.0pp $249

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	0.19mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	0.31mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	0.33mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	16d	1	0.70mi
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	16d	1	0.70mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	44d	1	0.91mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	0.97mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	3d	1	1.04mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	44d	1	1.16mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	1.18mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	3d	1	1.24mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	24d	1	1.29mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	24d	1	1.35mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	1.35mi
1001 Parkview Blvd Pittsburgh, PA	1.0–2.0	1.0–2.0	888	$2,750	$3.10	2d	1	1.37mi
7070 Forward Ave Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$2,800	$3.07	2d	12	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $132,500 Active 114 DOM
2. 2026-06-17
   days on market $132,500 Active 113 DOM
3. 2026-06-16
   days on market $132,500 Active 112 DOM
4. 2026-06-15
   days on market $132,500 Active 111 DOM
5. 2026-06-13
   pricedays on market $132,500 Active 109 DOM
6. 2026-06-09
   days on market $135,000 Active 105 DOM
7. 2026-06-08
   days on market $135,000 Active 104 DOM
8. 2026-06-07
   days on market $135,000 Active 103 DOM
9. 2026-06-05
   days on market $135,000 Active 100 DOM
10. 2026-06-03
    days on market $135,000 Active 99 DOM
11. 2026-06-02
    days on market $135,000 Active 98 DOM
12. 2026-06-01
    days on market $135,000 Active 97 DOM
13. 2026-05-31
    days on market $135,000 Active 96 DOM
14. 2026-05-11
    status Active 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

15. 2026-04-06
    historical Contingent 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

16. 2026-02-21
    listed $135,000 Active 364-char remark

    Show marketing remark (364 chars)

    PROPERTY BEING SOLD IN "AS IS CONDITION" Separately or AS PORTFOLIO or bundle a group. SERIOUS INQUIRIES ONLY. WILL NEED A 5 DAY NOTICE TO VIEW DUE TO TENANT OCCUPANCY, PLEASE DRIVE BY TO VIEW. PLEASE SEE ATTACHED MLS #s 1740802, 1740806, 1740810, 1740811, 1740813, 1740814, 1740916, 1740929, 1740934, 1740939, 1741723 1741727, 1741729, 1741731, 1744133

17. 2017-04-11
    soldstatus $27,000 Sold 621-char remark

    Show marketing remark (621 chars)

    Welcome to this beautiful move-in ready Homestead abode. Victorian woodwork on the staircase, doors and window trim and a unique fireplace hearth give a beautiful sense of history. Kitchen has been updated to feature stylish black and white tiles and an eat-in kitchen area. Recently updated wood-laminate floors added to the first floor and a new second full bath in the basement features large shower and updated fixtures. Upstairs bath is spacious and well maintained with ample room for storage. Two large bedrooms upstairs with a third smaller room and a finished third floor with ample natural light. Move in ready!

18. 2017-03-02
    status Under Contract 621-char remark

    Show marketing remark (621 chars)

    Welcome to this beautiful move-in ready Homestead abode. Victorian woodwork on the staircase, doors and window trim and a unique fireplace hearth give a beautiful sense of history. Kitchen has been updated to feature stylish black and white tiles and an eat-in kitchen area. Recently updated wood-laminate floors added to the first floor and a new second full bath in the basement features large shower and updated fixtures. Upstairs bath is spacious and well maintained with ample room for storage. Two large bedrooms upstairs with a third smaller room and a finished third floor with ample natural light. Move in ready!

19. 2017-02-27
    status Active 621-char remark

    Show marketing remark (621 chars)

    Welcome to this beautiful move-in ready Homestead abode. Victorian woodwork on the staircase, doors and window trim and a unique fireplace hearth give a beautiful sense of history. Kitchen has been updated to feature stylish black and white tiles and an eat-in kitchen area. Recently updated wood-laminate floors added to the first floor and a new second full bath in the basement features large shower and updated fixtures. Upstairs bath is spacious and well maintained with ample room for storage. Two large bedrooms upstairs with a third smaller room and a finished third floor with ample natural light. Move in ready!

20. 2017-02-11
    historical Contingent 621-char remark

    Show marketing remark (621 chars)

    Welcome to this beautiful move-in ready Homestead abode. Victorian woodwork on the staircase, doors and window trim and a unique fireplace hearth give a beautiful sense of history. Kitchen has been updated to feature stylish black and white tiles and an eat-in kitchen area. Recently updated wood-laminate floors added to the first floor and a new second full bath in the basement features large shower and updated fixtures. Upstairs bath is spacious and well maintained with ample room for storage. Two large bedrooms upstairs with a third smaller room and a finished third floor with ample natural light. Move in ready!

21. 2016-12-06
    price $40,000 621-char remark

    Show marketing remark (621 chars)

    Welcome to this beautiful move-in ready Homestead abode. Victorian woodwork on the staircase, doors and window trim and a unique fireplace hearth give a beautiful sense of history. Kitchen has been updated to feature stylish black and white tiles and an eat-in kitchen area. Recently updated wood-laminate floors added to the first floor and a new second full bath in the basement features large shower and updated fixtures. Upstairs bath is spacious and well maintained with ample room for storage. Two large bedrooms upstairs with a third smaller room and a finished third floor with ample natural light. Move in ready!

22. 2016-10-12
    listed $54,500 Active 621-char remark

    Show marketing remark (621 chars)

    Welcome to this beautiful move-in ready Homestead abode. Victorian woodwork on the staircase, doors and window trim and a unique fireplace hearth give a beautiful sense of history. Kitchen has been updated to feature stylish black and white tiles and an eat-in kitchen area. Recently updated wood-laminate floors added to the first floor and a new second full bath in the basement features large shower and updated fixtures. Upstairs bath is spacious and well maintained with ample room for storage. Two large bedrooms upstairs with a third smaller room and a finished third floor with ample natural light. Move in ready!

23. 2016-10-12
    historical Expired

    Show marketing remark (621 chars)

    Welcome to this beautiful move-in ready Homestead abode. Victorian woodwork on the staircase, doors and window trim and a unique fireplace hearth give a beautiful sense of history. Kitchen has been updated to feature stylish black and white tiles and an eat-in kitchen area. Recently updated wood-laminate floors added to the first floor and a new second full bath in the basement features large shower and updated fixtures. Upstairs bath is spacious and well maintained with ample room for storage. Two large bedrooms upstairs with a third smaller room and a finished third floor with ample natural light. Move in ready!

24. 2016-06-15
    price $54,500
25. 2016-05-25
    price $75,000
26. 2016-05-11
    listed $85,000 Active
27. 2012-02-28
    soldstatus $20,000

ⓘ 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: $1,650 · $137/mo
• Projected year-2 tax: $1,872 · $156/mo
• Expected delta: +$222/yr (+$18/mo · 13.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,317
• − Mortgage interest: −$7,422
• − Property taxes: −$1,650
• − Insurance: −$662
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$3,855
• Taxable income: $1,798
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $3,389/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Munhall

• Score: 78/100
• State rank: #308
• US rank: #2734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munhall, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,029
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+575.0% since first listed

14 events — show timeline

• 2026-05-11 Relisted — West Penn MLS
• 2026-04-06 Contingent — West Penn MLS
• 2026-02-21 Listed $135,000 West Penn MLS
• 2017-04-11 Sold (MLS) $27,000 West Penn MLS
• 2017-03-02 Pending — West Penn MLS
• 2017-02-27 Relisted — West Penn MLS
• 2017-02-11 Contingent — West Penn MLS
• 2016-12-06 Price Changed $40,000 West Penn MLS
• 2016-10-12 Listed $54,500 West Penn MLS
• 2016-10-12 Delisted — West Penn MLS
• 2016-06-15 Price Changed $54,500 West Penn MLS
• 2016-05-25 Price Changed $75,000 West Penn MLS
• 2016-05-11 Listed $85,000 West Penn MLS
• 2012-02-28 Sold (Public Records) $20,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $1,650 · +3.9% YoY. Source: county tax records.