1316 Woodlawn Ave · Wilkinsburg, PA 15221

$124,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 70 Days on market

Built 1925 2,718 sqft lot $91/sqft · 83% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been completely transformed with a top-to-bottom renovation, blending modern updates with timeless charm. Thoughtfully refreshed throughout, the property retains its character with original details like elegant floor molding and beautifully framed windows. At the heart of the home, the fully updated kitchen shines with gorgeous granite countertops, offering ample space for cooking, gathering, and entertaining. Sleek stainless steel appliances provide a contemporary touch, creating a space that is as functional as it is stylish. Seamlessly connecting each room, brand-new flooring extends throughout the home, complemented by fresh paint and updated light fixtures that brighten every corner and enhance the home’s inviting atmosphere. Additional upgrades include a brand-new HVAC system, providing comfort and peace of mind for years to come. Ideally located near local shops, cozy restaurants, scenic parks, and with easy access to major highways, this home offers the perfect combination of convenience and modern living

Key facts

• Near local shops
• Brand new flooring
• Granite countertops

Tags

• FULLY UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BRAND NEW FLOORING
• BRAND NEW HVAC SYSTEM
• NEAR LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 36% of the median local income ($55k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $125k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.31% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (median comp): $68,392
• List price: $124,900
• Delta: 82.62%
• 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
1133 Sperling Dr	0.28mi	4/1.5 (+1)	1,350 (-1%)	0mo	$151,000	$112	78
520 Princeton Blvd	0.26mi	3/1.0	1,268 (-7%)	6mo	$28,000	$22	70
42 Barton Dr	0.60mi	3/1.5	1,365 (-0%)	5mo	$257,000	$188	66
229 Dewey St	0.47mi	3/1.5	1,272 (-7%)	1mo	$215,000	$169	64
1216 Morrow St	0.22mi	3/1.0	1,176 (-14%)	3mo	$45,000	$38	64
425 Edgewood Rd	0.73mi	3/1.0	1,346 (-2%)	0mo	$306,600	$228	63
1019 Maple St	0.51mi	3/1.5	1,268 (-7%)	1mo	$23,000	$18	61
449 Morris St	0.35mi	2/1.0 (-1)	1,276 (-7%)	8mo	$120,000	$94	61
1117 James St	0.54mi	3/2.0	1,512 (+10%)	6mo	$147,325	$97	48
21 Bryn Mawr	0.62mi	3/1.5	1,204 (-12%)	3mo	$279,900	$232	47
1608 Clark St	0.48mi	3/1.0	1,170 (-14%)	9mo	$62,500	$53	46
1137 Jackson St	0.73mi	3/3.0	1,488 (+9%)	8mo	$240,000	$161	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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.42×
• Total profit: $14,547
• Equity at exit: $18,623

10-year hold

• IRR: 20.1%
• Equity multiple: 2.76×
• Total profit: $61,485
• Equity at exit: $10,799

Cash invested: $34,972 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$655
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $524

Break-even live

Break-even rent $971

Max offer price $124,900

Occupancy floor 63%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 East St Pittsburgh, PA	3.0	3.0	1738	$1,700	$0.98	43d	1	0.17mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	0.19mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	43d	1	0.34mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	2d	15	0.50mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	2d	1	0.55mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	0.55mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	0.56mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	43d	1	0.57mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	43d	1	0.61mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	3d	3	0.78mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	0.80mi
515 Hill Ave Pittsburgh, PA	4.0	1.0	1628	$1,300	$0.80	43d	1	0.83mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	0.95mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	43d	1	0.99mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	4d	4	1.00mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	16d	1	1.01mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	1.06mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	43d	1	1.20mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	1.20mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	12d	1	1.29mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	1	1.34mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	1.34mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	7d	1	1.38mi
1027 Lancaster Ave Unit 2 Pittsburgh, PA	2.0	2.0	1300	$2,599	$2.00	1d	1	1.41mi
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	7d	1	1.46mi

Listing history 21 events

1. 2026-04-14
   price $124,900 1048-char remark

   Show marketing remark (1048 chars)

   This home has been completely transformed with a top-to-bottom renovation, blending modern updates with timeless charm. Thoughtfully refreshed throughout, the property retains its character with original details like elegant floor molding and beautifully framed windows. At the heart of the home, the fully updated kitchen shines with gorgeous granite countertops, offering ample space for cooking, gathering, and entertaining. Sleek stainless steel appliances provide a contemporary touch, creating a space that is as functional as it is stylish. Seamlessly connecting each room, brand-new flooring extends throughout the home, complemented by fresh paint and updated light fixtures that brighten every corner and enhance the home’s inviting atmosphere. Additional upgrades include a brand-new HVAC system, providing comfort and peace of mind for years to come. Ideally located near local shops, cozy restaurants, scenic parks, and with easy access to major highways, this home offers the perfect combination of convenience and modern living

2. 2026-03-18
   listed $134,900 Active 1048-char remark

   Show marketing remark (1048 chars)

   This home has been completely transformed with a top-to-bottom renovation, blending modern updates with timeless charm. Thoughtfully refreshed throughout, the property retains its character with original details like elegant floor molding and beautifully framed windows. At the heart of the home, the fully updated kitchen shines with gorgeous granite countertops, offering ample space for cooking, gathering, and entertaining. Sleek stainless steel appliances provide a contemporary touch, creating a space that is as functional as it is stylish. Seamlessly connecting each room, brand-new flooring extends throughout the home, complemented by fresh paint and updated light fixtures that brighten every corner and enhance the home’s inviting atmosphere. Additional upgrades include a brand-new HVAC system, providing comfort and peace of mind for years to come. Ideally located near local shops, cozy restaurants, scenic parks, and with easy access to major highways, this home offers the perfect combination of convenience and modern living

3. 2024-11-03
   listed $140,000 Active 854-char remark

   Show marketing remark (854 chars)

   This stunning property has undergone a complete top-to-bottom renovation, transforming it into a modern dream home. Fresh, tasteful updates throughout while keeping charming features such a floor molding and window framing. The heart of the home is the fully updated kitchen, featuring beautiful granite countertops that offer plenty of space for both meal preparation and entertaining. Sleek stainless steel appliances add a contemporary touch, making this kitchen as functional as it is stylish. Flowing seamlessly from room to room, you'll notice the brand-new flooring that runs throughout, offering both durability and beauty. Fresh paint and new light fixtures illuminate each space, highlighting the home's thoughtful design. Nearby amenities include local shops, cozy restaurants, scenic parks, and easy access to major highways. New HVAC system.

4. 2023-07-25
   historical $1,425
5. 2023-07-24
   listed $1,425
6. 2023-07-22
   historical
7. 2023-06-28
   price $169,900
8. 2023-05-16
   listed $175,000 Active
9. 2023-03-15
   soldstatus $35,000
10. 2023-03-10
    status Pending
11. 2023-03-10
    soldstatus $35,000 Closed
12. 2023-01-27
    historical Contingent
13. 2023-01-13
    price $35,000
14. 2022-12-12
    price $45,000
15. 2022-11-30
    listed $65,000 Active
16. 2020-03-19
    historical Withdrawn
17. 2019-09-08
    listed $55,000 Active
18. 2004-02-18
    soldstatus $16,383
19. 2004-02-05
    soldstatus $16,383
20. 2003-05-09
    listed $21,700
21. 1993-05-17
    soldstatus $34,300

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,347 · $112/mo
• Expected delta: +$626/yr (+$52/mo · 86.9%)

ⓘ 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 · 17 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: $19,617
• − Mortgage interest: −$6,996
• − Property taxes: −$721
• − Insurance: −$624
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,633
• Taxable income: $4,503
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $5,211/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

+264.1% since first listed

21 events — show timeline

• 2026-04-14 Price Changed $124,900 West Penn MLS
• 2026-03-18 Listed $134,900 West Penn MLS
• 2024-11-03 Listed $140,000 West Penn MLS
• 2023-07-25 Rental Removed $1,425 APPFOLIO
• 2023-07-24 Listed for Rent $1,425 APPFOLIO
• 2023-07-22 Rental Removed — RENT.
• 2023-06-28 Price Changed $169,900 West Penn MLS
• 2023-05-16 Listed $175,000 West Penn MLS
• 2023-03-15 Sold (Public Records) $35,000 Public Records
• 2023-03-10 Pending — West Penn MLS
• 2023-03-10 Sold (MLS) $35,000 West Penn MLS
• 2023-01-27 Contingent — West Penn MLS
• 2023-01-13 Price Changed $35,000 West Penn MLS
• 2022-12-12 Price Changed $45,000 West Penn MLS
• 2022-11-30 Listed $65,000 West Penn MLS
• 2020-03-19 Delisted — West Penn MLS
• 2019-09-08 Listed $55,000 West Penn MLS
• 2004-02-18 Sold (Public Records) $16,383 Public Records
• 2004-02-05 Sold (MLS) $16,383 West Penn MLS
• 2003-05-09 Listed $21,700 West Penn MLS
• 1993-05-17 Sold (Public Records) $34,300 Public Records

Property tax history

-0.6%/yr

Latest (2026): $721 · +3.0% YoY. Source: county tax records.