2794 Mount Troy Rd · Reserve, PA 15212

$50,000

3 bd · 2.0 ba · 1,799 sqft · SingleFamily public records · 30 Days on market

Built 1906

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 2 bath house. "As is, where is"

Key facts

• Built 1906
• Listed 30 days

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Lot dimensions approximately 66 x 99 x 62

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Shaler Area SD (suburban): math 36% / reading 59% proficiency, ranked #208 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.0%/yr); 11 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 38% of the median local income ($64k/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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $42k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — 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: 4.11% ✓
• Cap rate: 36.92%
• Cash-on-cash: 109.37%
• DSCR: 5.87
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $248,262
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2375 E Beckert Ave	0.31mi	3/2.0	1,715 (-5%)	1mo	$265,000	$155	77
1339 Romanhoff St	0.51mi	3/1.0	1,800 (+0%)	2mo	$61,000	$34	71
3226 Spring Gdn	0.40mi	3/2.0	1,710 (-5%)	8mo	$149,000	$87	66
1619 Haug St	0.62mi	2/1.5 (-1)	1,836 (+2%)	2mo	$180,000	$98	59
1411 Hetzel St	0.60mi	3/2.0	1,952 (+8%)	2mo	$295,000	$151	56
833 Reserve St	0.46mi	3/1.5	1,632 (-9%)	8mo	$317,900	$195	54
2100 Rockledge St	0.60mi	3/1.0	1,712 (-5%)	9mo	$236,000	$138	53
841 Stanton Ave	0.49mi	3/1.5	1,648 (-8%)	11mo	$235,000	$143	52
1841 Ley St	0.75mi	3/2.5	1,676 (-7%)	1mo	$280,000	$167	51
1949 Rockledge St	0.62mi	4/1.0 (+1)	1,853 (+3%)	7mo	$225,000	$121	51
1327 Buente St	0.70mi	3/1.5	1,560 (-13%)	8mo	$195,000	$125	37
2038 Lowrie St	0.64mi	3/1.0	1,532 (-15%)	11mo	$88,000	$57	33

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.38×
• Total profit: $75,302
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 13.80×
• Total profit: $179,165
• Equity at exit: $4,323

Cash invested: $14,000 (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 15212

• Home prices YoY: -31.6%
• Rents YoY: 4.0%
• Active inventory: 11
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,053 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,276

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,311	-5% $1,293	+0% $1,276	+5% $1,259	+10% $1,241
Rent	-10% $1,114	-5% $1,195	+0% $1,276	+5% $1,357	+10% $1,438
Rate	-1.0pp $1,301	-0.5pp $1,289	base $1,276	+0.5pp $1,263	+1.0pp $1,250

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Shoup St #2 Pittsburgh, PA	2.0	1.0	2064	$2,000	$0.97	44d	1	0.85mi
1304 Firth St Pittsburgh, PA	3.0	1.0	1893	$2,399	$1.27	18d	1	0.98mi
4107 Willow St Pittsburgh, PA	2.0	1.0–2.0	917	$3,334	$3.63	2d	28	1.22mi
147 39th St Pittsburgh, PA	3.0	1.0–2.0	934	$3,463	$3.71	2d	44	1.23mi
2939 Smallman St Pittsburgh, PA	3.0	1.0–2.0	919	$4,580	$4.98	2d	53	1.33mi
3725 Butler St Pittsburgh, PA	2.0	2.0	1236	$3,899	$3.15	15d	1	1.34mi
2926 Smallman St Pittsburgh, PA	3.0	1.0–2.0	871	$4,600	$5.28	15d	52	1.36mi
2930 Smallman St Pittsburgh, PA	3.0	1.0–2.0	872	$4,600	$5.27	8d	56	1.36mi
2349 Railroad St Pittsburgh, PA	1.0–3.0	1.0–2.0	1533	$5,650	$3.68	2d	23	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $50,000 Active 30 DOM
2. 2026-06-17
   days on market $50,000 Active 29 DOM
3. 2026-06-16
   days on market $50,000 Active 28 DOM
4. 2026-06-15
   days on market $50,000 Active 27 DOM
5. 2026-06-13
   days on market $50,000 Active 25 DOM
6. 2026-06-13
   days on market $50,000 Active 24 DOM
7. 2026-06-09
   days on market $50,000 Active 21 DOM
8. 2026-06-08
   days on market $50,000 Active 20 DOM
9. 2026-06-07
   days on market $50,000 Active 19 DOM
10. 2026-06-03
    days on market $50,000 Active 15 DOM
11. 2026-06-02
    days on market $50,000 Active 14 DOM
12. 2026-06-01
    days on market $50,000 Active 13 DOM
13. 2026-05-31
    days on market $50,000 Active 12 DOM
14. 2026-05-19
    listed $50,000 Active
15. 2024-09-17
    soldstatus $42,500
16. 2024-09-16
    soldstatus $42,500 Closed 51-char remark

    Show marketing remark (51 chars)

    3 Bedroom 2 bath house. "As is, where is"

17. 2024-08-15
    status Pending 51-char remark

    Show marketing remark (51 chars)

    3 Bedroom 2 bath house. "As is, where is"

18. 2024-07-22
    listed $45,000 Active 51-char remark

    Show marketing remark (51 chars)

    3 Bedroom 2 bath house. "As is, where is"

19. 1989-09-06
    soldstatus $39,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,630
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$1,455
• Taxable income: $15,434
• Est. tax owed @ 24.0%: −$3,704
• After-tax cash flow: $11,607/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: Shaler Area SD
• NCES district ID: 4221200
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $57,411
• Composite: 41.33/100
• National rank: #3506
• State rank: #208 of 539 in PA

Livability — Reserve

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): 27,652
• Household income: $64,077
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1584.0

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 0.56)
• Race & ethnicity: White 62% Black 25% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 3% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -120.40%
• Current HPI: 260.4262
• Rent YoY: ▲ 4.01%
• 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

+26.6% since first listed

6 events — show timeline

• 2026-05-19 Listed $50,000 West Penn MLS
• 2024-09-17 Sold (Public Records) $42,500 Public Records
• 2024-09-16 Sold (MLS) $42,500 West Penn MLS
• 2024-08-15 Pending — West Penn MLS
• 2024-07-22 Listed $45,000 West Penn MLS
• 1989-09-06 Sold (Public Records) $39,500 Public Records

Property tax history

+4.8%/yr

Latest (2026): $2,621 · +0.0% YoY. Source: county tax records.