3765 Brownsville Rd · Brentwood, PA 15227

$239,500

2 bd · 2.0 ba · 2,262 sqft · MultiFamily public records · 1 Days on market

Built 1959

---

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 +17.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Currently vacant, market rents $700 each unit. Small tree in front to be removed. Very large rooms, Mint Clean. Driveway off E. Willock to garages in back. Awnings include 2-refridgerators 2-stoves 2-micro 2-washer & dryer. HVAC and roof approx. 5years. windows approx 8 years. Buy & rent same day!

Key facts

• New awning
• Separate utilities
• Newer roof

Tags

• BRICK DUPLEX
• SEPARATE UTILITIES
• NEWER ROOF
• UPDATED ELEC PANELS
• NEW REAR RETAINING WALL
• NEW AWNING

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive. Per door: $98/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 7.3% vs local median 4.3% in Brentwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#178 in PA, #1,479 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities C-.
• Brentwood Borough SD (suburban): math 29% / reading 50% proficiency, ranked #357 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 42% of the median local income ($75k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $125k; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,500

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-22,676
• Equity at exit: $35,710

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $11,862
• Equity at exit: $20,708

Cash invested: $67,060 (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 15227

• Home prices YoY: -27.5%
• Rents YoY: 4.3%
• Active inventory: 117
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $2,610 high
• Mortgage (P&I): −$1,256
• Tax from tax record: −$511 /mo · $6,133/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $195

Break-even live

Break-even rent $2,363

Max offer price $239,500

Occupancy floor 88%

Sensitivity live

Price	-10% $331	-5% $263	+0% $195	+5% $127	+10% $60
Rent	-10% $-11	-5% $92	+0% $195	+5% $298	+10% $401
Rate	-1.0pp $316	-0.5pp $256	base $195	+0.5pp $133	+1.0pp $70

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,610
Total (2 units)			$2,610

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $239,500 Active
3. 2008-06-18
   soldstatus $125,000
4. 2008-06-16
   soldstatus $125,000 310-char remark

   Show marketing remark (310 chars)

   Currently vacant, market rents $700 each unit. Small tree in front to be removed. Very large rooms, Mint Clean. Driveway off E. Willock to garages in back. Awnings include 2-refridgerators 2-stoves 2-micro 2-washer & dryer. HVAC and roof approx. 5years. windows approx 8 years. Buy & rent same day!

5. 2008-02-08
   listed $130,000 310-char remark

   Show marketing remark (310 chars)

   Currently vacant, market rents $700 each unit. Small tree in front to be removed. Very large rooms, Mint Clean. Driveway off E. Willock to garages in back. Awnings include 2-refridgerators 2-stoves 2-micro 2-washer & dryer. HVAC and roof approx. 5years. windows approx 8 years. Buy & rent same day!

ⓘ 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: $6,133 · $511/mo
• Projected year-2 tax: $6,133 · $511/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,320
• − Mortgage interest: −$13,416
• − Property taxes: −$6,133
• − Insurance: −$1,198
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$6,967
• Taxable loss: −$1,404
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $2,678/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: Brentwood Borough SD
• NCES district ID: 4204140
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $49,260
• Composite: 33.92/100
• National rank: #5341
• State rank: #357 of 539 in PA

Livability — Brentwood

• Score: 81/100
• State rank: #178
• US rank: #1479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, PA
• County: Allegheny County · 1,022,028 people
• City population: 28,460
• Metro: Pittsburgh, PA
• Population (ZIP): 28,460
• Household income: $75,448
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 780.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Asian 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Scotch-Irish 2% Slovak 1%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 89% English-only · Other Indo-European 6% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -92.53%
• Current HPI: 243.6383
• Rent YoY: ▲ 4.33%
• 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

+84.2% since first listed

5 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $239,500 FSBO.com
• 2008-06-18 Sold (Public Records) $125,000 Public Records
• 2008-06-16 Sold (MLS) $125,000 West Penn MLS
• 2008-02-08 Listed $130,000 West Penn MLS

Property tax history

+3.1%/yr

Latest (2026): $6,133 · +4.6% YoY. Source: county tax records.