534 Clifton Ave · Glenshaw, PA 15116

$129,900

3 bd · 1.5 ba · 1,131 sqft · SingleFamily public records · 5 Days on market

Built 1960 9,718 sqft lot Est $256k · 49% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 534 Clifton Avenue in the heart of Glenshaw. This solid brick home is full of character and ready for your personal touch. Features include original hardwood floors, and timeless craftsmanship throughout. Situated on a generous approximately 1/4-acre lot, the property offers plenty of outdoor space for gardening, entertaining, or future enhancements. Located in an established neighborhood known for its convenient location and community feel, this home presents an excellent opportunity for homeowners, investors, or anyone looking to build equity. Bring your vision and unlock the potential this charming property has to offer!

Key facts

• Convenient location
• 9,718 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• TIMELESS CRAFTSMANSHIP
• OUTDOOR SPACE FOR GARDENING
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Gas heating (baseboard)
• Home design: Single-story home; Brick construction; Asphalt roof; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Public transportation access nearby; Lot approximately 57x162

Interior

• Kitchen: Kitchen on the main level (approx. 9x9)
• Bedrooms: Bedroom (Main): two bedrooms on the main level (approx. 11x10 and 10x12); Additional bedroom-sized room on the main level (approx. 13x10)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas baseboard heating
• Interior features: Decorative fireplace; Unfinished walk-out basement; Hardwood flooring; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.0% vs local median 4.0% in Glenshaw — 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 75/100 on livability (#427 in PA, #3,894 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• 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: 34 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $255,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Clifton Ave	0.11mi	3/1.5	1,120 (-1%)	23mo	$232,000	$207	74
1600 Mount Royal Blvd	0.58mi	3/1.0	1,116 (-1%)	1mo	$280,000	$251	68
101 E Genessee St	0.60mi	3/1.5	1,102 (-3%)	8mo	$175,000	$159	61
119 Cherrywood Dr	0.56mi	3/2.0	1,132 (+0%)	17mo	$245,000	$216	57
1411 N Spring	0.69mi	3/2.0	1,152 (+2%)	9mo	$291,600	$253	56
109 E Genessee St	0.57mi	3/1.5	1,264 (+12%)	3mo	$217,000	$172	51
715 Moonstone Dr	0.74mi	3/2.0	1,230 (+9%)	1mo	$309,000	$251	48
819 Rosemont Ave	0.69mi	2/1.0 (-1)	1,200 (+6%)	7mo	$245,653	$205	45
656 Edgecliff Ave	0.62mi	2/1.5 (-1)	1,070 (-5%)	15mo	$165,000	$154	45
1125 Mount Royal Blvd	0.60mi	2/2.0 (-1)	1,062 (-6%)	14mo	$239,500	$226	44
108 E Littlewood St	0.65mi	3/1.5	1,260 (+11%)	14mo	$305,000	$242	39
107 Braun St	0.64mi	2/2.0 (-1)	1,260 (+11%)	10mo	$285,000	$226	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,877
• Equity at exit: $19,369

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $37,750
• Equity at exit: $11,231

Cash invested: $36,372 (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 15116

• Home prices YoY: -32.7%
• Active inventory: 34
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$681
• Tax from tax record: −$190 /mo · $2,284/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $406

Break-even live

Break-even rent $1,172

Max offer price $129,900

Occupancy floor 71%

Sensitivity live

Price	-10% $480	-5% $443	+0% $406	+5% $370	+10% $333
Rent	-10% $273	-5% $340	+0% $406	+5% $473	+10% $540
Rate	-1.0pp $472	-0.5pp $439	base $406	+0.5pp $373	+1.0pp $338

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Glen Malcolm Dr Glenshaw, PA	1.0–2.0	1.0	815	$1,350	$1.66	25d	1	0.49mi
800 Flint Rd Allison Park, PA	3.0	1.5	994	$2,060	$2.07	5d	1	0.68mi
20 Beyrleye Ave Pittsburgh, PA	3.0	2.0	1100	$1,350	$1.23	25d	1	1.11mi
14 Bethany Dr Unit A Pittsburgh, PA	2.0	1.5	1032	$1,650	$1.60	45d	1	1.39mi
621 Butler St Unit BS Pittsburgh, PA	2.0	1.0	1000	$995	$0.99	45d	1	1.47mi
359 Dorseyville Rd Pittsburgh, PA	3.0	2.0	1198	$2,850	$2.38	3d	1	1.48mi

Listing history 4 events

1. 2026-06-21
   days on market $129,900 Active 5 DOM
2. 2026-06-18
   days on market $129,900 Active 2 DOM
3. 2026-06-16
   remarks 653-char remark
4. 2026-06-16
   listed $129,900 Active 1 DOM

ⓘ 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: $2,284 · $190/mo
• Projected year-2 tax: $2,284 · $190/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 4/10 Moderate 7 d/yr ≥98°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: $20,234
• − Mortgage interest: −$7,276
• − Property taxes: −$2,284
• − Insurance: −$650
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$3,779
• Taxable income: $3,008
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $4,155/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 — Glenshaw

• Score: 75/100
• State rank: #427
• US rank: #3894

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

• Census place: Glenshaw, PA
• Population (ZIP): 14,294

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 1%
• Common ancestry: Romanian 9% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 2%

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: ▼ -128.02%
• Current HPI: 263.6997
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-16 Listed $129,900 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $2,284 · +0.0% YoY. Source: county tax records.