316 Highland Rd · Churchill, PA 15235

$164,900

3 bd · 1.0 ba · 1,366 sqft · SingleFamily public records · 19 Days on market

Built 1940 6,124 sqft lot Est $161k · at est.

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +6.5/15.0
• Rent growth +4.4/5.0
• 1% rule +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hardwood Floors Throughout This 3-Bedroom 2-Story. So Many Possibilities For This One. Level Lot, Side Yard Is Lovely! House being sold "as-is. "

Key facts

• Brick tudor style
• Bright kitchen
• Large dining room

Tags

• BRICK TUDOR STYLE
• COZY FIREPLACE
• LARGE DINING ROOM
• BRIGHT KITCHEN
• FULL BASEMENT
• WOOD DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $6 ($74/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (7.1% below list).
• Recommended offer: $153k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.6% in Churchill — 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 74/100 on livability (#486 in PA, #4,477 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute 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); 129 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y 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 $80k; list at $165k implies a 106% 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 $153,185 (7.1% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $161,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Highland Rd	0.03mi	3/2.0	1,400 (+2%)	3mo	$208,000	$149	88
111 Dauntless Dr	0.03mi	2/2.0 (-1)	1,340 (-2%)	2mo	$217,000	$162	85
11522 Clematis Blvd	0.32mi	3/1.0	1,480 (+8%)	5mo	$165,000	$111	67
327 Macfarlane Dr	0.41mi	2/1.5 (-1)	1,288 (-6%)	3mo	$151,450	$118	62
202 Duffield Ave	0.61mi	2/1.5 (-1)	1,350 (-1%)	2mo	$145,000	$107	61
11534 Clematis Blvd	0.31mi	4/2.5 (+1)	1,461 (+7%)	4mo	$260,000	$178	59
418 Pennwood Dr	0.37mi	3/1.5	1,197 (-12%)	3mo	$115,000	$96	58
11403 Clematis Blvd	0.33mi	2/1.0 (-1)	1,209 (-12%)	6mo	$184,000	$152	56
2 Beulah Ln	0.71mi	2/1.5 (-1)	1,348 (-1%)	3mo	$125,000	$93	55
524 Macfarlane Dr	0.57mi	3/2.5	1,275 (-7%)	2mo	$205,000	$161	54
11505 Clematis Blvd	0.31mi	3/2.0	1,552 (+14%)	6mo	$172,000	$111	53
416 Penn Vista Dr	0.53mi	3/1.0	1,163 (-15%)	2mo	$115,000	$99	49

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-18,799
• Equity at exit: $24,587

10-year hold

• IRR: 4.4%
• Equity multiple: 1.39×
• Total profit: $18,118
• Equity at exit: $14,258

Cash invested: $46,172 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$865
• Tax from tax record: −$271 /mo · $3,247/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $6

Break-even live

Break-even rent $1,524

Max offer price $164,900

Occupancy floor 95%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	0.08mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	2d	1	0.34mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	8d	2	0.37mi
11843 Joan Dr Pittsburgh, PA	3.0	1.0	1144	$1,500	$1.31	4d	1	0.38mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	44d	1	0.46mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	17d	1	0.48mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	15d	1	0.56mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	0.77mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	15d	1	0.80mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	8d	1	0.87mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	24d	1	0.89mi
150 Marshall Dr Pittsburgh, PA	3.0	1.5	923	$1,450	$1.57	24d	1	0.93mi
209 Briarwood Dr Pittsburgh, PA	3.0	2.0	1080	$1,500	$1.39	24d	1	0.98mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.99mi
261 Universal Rd Unit 261UNIV Pittsburgh, PA	3.0	1.0	1100	$1,225	$1.11	3d	1	1.01mi
127 Stowe Dr Pittsburgh, PA	3.0	1.0	948	$1,495	$1.58	21d	1	1.01mi
325 Poe Dr Pittsburgh, PA	2.0	1.0	1056	$1,599	$1.51	44d	1	1.04mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	44d	1	1.16mi
717 Jefferson Rd Pittsburgh, PA	3.0	1.0	1152	$1,295	$1.12	15d	1	1.19mi
753 Jefferson Rd Pittsburgh, PA	4.0	1.0	1152	$1,350	$1.17	4d	1	1.25mi
154 Collins Dr Pittsburgh, PA	3.0	1.0	986	$1,295	$1.31	2d	1	1.30mi
1426 Homestead Rd Unit 3 Verona, PA	3.0	1.0	1000	$1,499	$1.50	12d	1	1.42mi
279 Hazel Rd Pittsburgh, PA	3.0	1.0	1080	$1,732	$1.60	44d	1	1.49mi

Listing history 21 events

1. 2026-03-11
   status Pending
2. 2026-02-20
   listed $164,900 Active
3. 2020-10-05
   soldstatus $80,000
4. 2020-09-28
   soldstatus $80,000 Closed 156-char remark

   Show marketing remark (156 chars)

   Hardwood Floors Throughout This 3-Bedroom 2-Story. So Many Possibilities For This One. Level Lot, Side Yard Is Lovely! House being sold "as-is. "

5. 2020-09-02
   status Pending 156-char remark

   Show marketing remark (156 chars)

   Hardwood Floors Throughout This 3-Bedroom 2-Story. So Many Possibilities For This One. Level Lot, Side Yard Is Lovely! House being sold "as-is. "

6. 2020-08-26
   status Active 156-char remark

   Show marketing remark (156 chars)

   Hardwood Floors Throughout This 3-Bedroom 2-Story. So Many Possibilities For This One. Level Lot, Side Yard Is Lovely! House being sold "as-is. "

7. 2020-08-22
   historical Contingent 156-char remark

   Show marketing remark (156 chars)

   Hardwood Floors Throughout This 3-Bedroom 2-Story. So Many Possibilities For This One. Level Lot, Side Yard Is Lovely! House being sold "as-is. "

8. 2020-08-19
   listed $89,900 Active 156-char remark

   Show marketing remark (156 chars)

   Hardwood Floors Throughout This 3-Bedroom 2-Story. So Many Possibilities For This One. Level Lot, Side Yard Is Lovely! House being sold "as-is. "

9. 2018-08-30
   historical Withdrawn 131-char remark

   Show marketing remark (131 chars)

   SOLID BRICK TUDOR HOME WITH GREAT POTENTIAL THAT NEEDS A LOT OF TLC. GREAT FIXER UPPER FOR FIRST TIME HOME BUYERS AND/OR INVESTORS

10. 2018-04-23
    historical Contingent 131-char remark

    Show marketing remark (131 chars)

    SOLID BRICK TUDOR HOME WITH GREAT POTENTIAL THAT NEEDS A LOT OF TLC. GREAT FIXER UPPER FOR FIRST TIME HOME BUYERS AND/OR INVESTORS

11. 2018-03-15
    price $45,000 131-char remark

    Show marketing remark (131 chars)

    SOLID BRICK TUDOR HOME WITH GREAT POTENTIAL THAT NEEDS A LOT OF TLC. GREAT FIXER UPPER FOR FIRST TIME HOME BUYERS AND/OR INVESTORS

12. 2018-02-16
    listed $65,000 Active 131-char remark

    Show marketing remark (131 chars)

    SOLID BRICK TUDOR HOME WITH GREAT POTENTIAL THAT NEEDS A LOT OF TLC. GREAT FIXER UPPER FOR FIRST TIME HOME BUYERS AND/OR INVESTORS

13. 2007-08-20
    soldstatus $49,000
14. 2007-04-24
    listed $49,900
15. 2002-06-24
    soldstatus $92,500
16. 2002-06-20
    soldstatus $92,500
17. 2002-03-19
    listed $92,500
18. 1996-04-30
    soldstatus $71,500
19. 1996-04-26
    soldstatus $71,500
20. 1995-10-01
    listed $74,900
21. 1987-05-01
    soldstatus $55,000

ⓘ 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: $3,247 · $271/mo
• Projected year-2 tax: $3,247 · $271/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 · 15 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: $18,382
• − Mortgage interest: −$9,237
• − Property taxes: −$3,247
• − Insurance: −$824
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$4,797
• Taxable loss: −$2,664
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $713/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 — Churchill

• Score: 74/100
• State rank: #486
• US rank: #4477

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ 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
• 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

21 events — show timeline

• 2026-03-11 Pending — West Penn MLS
• 2026-02-20 Listed $164,900 West Penn MLS
• 2020-10-05 Sold (Public Records) $80,000 Public Records
• 2020-09-28 Sold (MLS) $80,000 West Penn MLS
• 2020-09-02 Pending — West Penn MLS
• 2020-08-26 Relisted — West Penn MLS
• 2020-08-22 Contingent — West Penn MLS
• 2020-08-19 Listed $89,900 West Penn MLS
• 2018-08-30 Delisted — West Penn MLS
• 2018-04-23 Contingent — West Penn MLS
• 2018-03-15 Price Changed $45,000 West Penn MLS
• 2018-02-16 Listed $65,000 West Penn MLS
• 2007-08-20 Sold (MLS) $49,000 West Penn MLS
• 2007-04-24 Listed $49,900 West Penn MLS
• 2002-06-24 Sold (Public Records) $92,500 Public Records
• 2002-06-20 Sold (MLS) $92,500 West Penn MLS
• 2002-03-19 Listed $92,500 West Penn MLS
• 1996-04-30 Sold (Public Records) $71,500 Public Records
• 1996-04-26 Sold (MLS) $71,500 West Penn MLS
• 1995-10-01 Listed $74,900 West Penn MLS
• 1987-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,247 · +0.0% YoY. Source: county tax records.