3031 Pinehurst Ave · Dormont, PA 15216

$350,000

6 bd · 2.0 ba · 2,552 sqft · MultiFamily public records · 4 Days on market

Built 1935 3,571 sqft lot Est $319k · 10% over

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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 +11.7/30.0
• Livability +4.8/5.0
• Schools +4.7/10.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Rent growth +3.4/5.0
• ARV discount +3.1/15.0
• 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

Remarkable Duplex. Very roomy with each unit having a covered porch. Recently rehabbed. Separate Gas & Electric. Owners bill back tenants for water and sewage

Key facts

• Covered porches
• Private laundry
• Updated kitchen

Tags

• CORNER LOT
• UPDATED KITCHEN
• COVERED PORCHES
• CENTRAL AIR CONDITIONING
• PRIVATE LAUNDRY
• SEPARATE BASEMENT STORAGE

Property features AI

Finance

• Financial info: Rents reported: one unit at $1,450 and the other at $1,400

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Electric service available; Natural gas available; Sewer available
• Home design: Multi-family property with 2 units
• Construction: Brick construction; Composition roof
• Exterior features: Lot dimensions approximately 33 x 110; Zoned R-2

Interior

• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Basement present; Public transportation access nearby

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative. Per door: $-50/mo.
• To cash-flow at today's rent, offer at most $332k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (11.8% below list).
• Recommended offer: $309k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Dormont — 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 95/100 on livability (#1 in PA, #1 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Keystone Oaks SD (suburban): math 45% / reading 65% proficiency, ranked #116 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Keystone Oaks Ms (math 30% / reading 58%, grade D, #202 of 512 statewide, top 40%, 382 students, 49% FRL); Keystone Oaks Hs (math 67% / reading 24%, grade D-, #183 of 437 statewide, top 43%, 570 students, 35% FRL).
• Market conditions: Rents rising (+3.6%/yr); 44 active listings in the ZIP; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,086/mo this rent would consume 46% of the median local household income ($80k/yr) (locally 512% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $257k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $308,600 (11.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $319,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2975 Belrose Ave	0.41mi	5/2.0 (-1)	2,605 (+2%)	20mo	$325,000	$125	56

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-61,048
• Equity at exit: $52,186

10-year hold

• IRR: -8.4%
• Equity multiple: 0.46×
• Total profit: $-52,944
• Equity at exit: $30,262

Cash invested: $98,000 (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 15216

• Rents YoY: 3.6%
• Active inventory: 44
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $3,086 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$557 /mo · $6,678/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-100

Break-even live

Break-even rent $3,212

Max offer price $332,364

Occupancy floor 98%

Sensitivity live

Price	-10% $98	-5% $-1	+0% $-100	+5% $-199	+10% $-298
Rent	-10% $-344	-5% $-222	+0% $-100	+5% $22	+10% $144
Rate	-1.0pp $76	-0.5pp $-11	base $-100	+0.5pp $-191	+1.0pp $-283

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,086
Total (2 units)			$3,086

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $350,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $350,000 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: $6,678 · $557/mo
• Projected year-2 tax: $6,678 · $557/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $37,032
• − Mortgage interest: −$19,605
• − Property taxes: −$6,678
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,963
• − Management: −$2,963
• − Depreciation: −$10,182
• Taxable loss: −$7,108
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $508/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: Keystone Oaks SD
• NCES district ID: 4212750
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $54,066
• Composite: 47.24/100
• National rank: #2314
• State rank: #116 of 539 in PA

Livability — Dormont

• Score: 95/100
• State rank: #1
• US rank: #1

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dormont, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 21,471
• Household income: $80,313
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 512.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -154.58%
• Current HPI: 272.8301
• Rent YoY: ▲ 3.61%
• 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

+775.0% since first listed

10 events — show timeline

• 2026-06-15 Listed $350,000 West Penn MLS
• 2020-11-16 Sold (MLS) $257,000 West Penn MLS
• 2020-09-03 Pending — West Penn MLS
• 2020-08-31 Listed $259,900 West Penn MLS
• 2014-05-27 Listed $129,900 West Penn MLS
• 2013-09-27 Listed $129,900 West Penn MLS
• 2004-08-23 Sold (Public Records) $122,500 Public Records
• 2004-08-05 Sold (MLS) $122,500 West Penn MLS
• 2003-09-23 Listed $139,900 West Penn MLS
• 1985-05-23 Sold (Public Records) $40,000 Public Records

Property tax history

+6.7%/yr

Latest (2026): $6,678 · +6.1% YoY. Source: county tax records.