133 Pentland Ave · Brentwood, PA 15227

$109,900

2 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 90 Days on market

Built 1928 2,500 sqft lot $93/sqft · 37% below area Est $173k · 37% under

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Why this score? — see what drove the C+ 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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity at 133 Pentland Ave in Brentwood. This frame home offers a functional layout with multiple bedrooms, spacious living areas, and a finished attic providing additional usable square footage. The property features a covered front porch, off-street parking, and a manageable yard. Interior condition presents value-add potential with opportunity for cosmetic updates and improvements. Full basement provides storage and mechanical access. Located in a convenient area near shopping, dining, public transportation, and major roadways with easy access to Downtown Pittsburgh. Strong candidate for rental, resale, or BRRRR strategy. Property offers solid upside for investors looking to add to their portfolio.

Key facts

• Covered front porch
• Manageable yard
• Finished attic

Tags

• COVERED FRONT PORCH
• OFF-STREET PARKING
• FINISHED ATTIC
• FULL BASEMENT
• MANAGEABLE YARD
• CONVENIENT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.3% in Brentwood — 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 81/100 on livability (#178 in PA, #1,479 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities C-.
• Brentwood Borough SD (suburban): math 29% / reading 50% proficiency, ranked #357 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.21% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 6.9

CMA / ARV

• ARV (median comp): $173,177
• List price: $109,900
• Delta: -36.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3029 Churchview Ave	0.18mi	3/1.5 (+1)	1,100 (-6%)	1mo	$200,000	$182	75
3210 Hazelhurst Ave	0.40mi	3/2.0 (+1)	1,178 (+0%)	3mo	$200,000	$170	72
3215 Shadyway Dr	0.39mi	3/2.0 (+1)	1,220 (+4%)	0mo	$215,000	$176	68
2915 Glendale Ave	0.18mi	3/2.0 (+1)	1,060 (-10%)	0mo	$211,000	$199	68
108 Bellanca Ave	0.50mi	3/1.0 (+1)	1,162 (-1%)	3mo	$168,000	$145	65
51 Greenlee Rd	0.42mi	3/1.0 (+1)	1,232 (+5%)	0mo	$219,900	$178	65
3009 Brentwood Ave	0.13mi	3/1.0 (+1)	1,344 (+14%)	2mo	$213,000	$158	62
325 Outlook St	0.69mi	2/2.5	1,142 (-3%)	0mo	$165,000	$144	59
3053 Harmening Ave	0.32mi	3/2.0 (+1)	1,053 (-10%)	3mo	$120,000	$114	58
3135 Churchview Ave	0.46mi	3/2.0 (+1)	1,080 (-8%)	1mo	$285,000	$264	57
3172 Churchview Ave	0.59mi	3/1.0 (+1)	1,322 (+12%)	4mo	$165,000	$125	42
245 Joseph St	0.65mi	3/2.0 (+1)	1,350 (+15%)	2mo	$230,000	$170	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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-8,239
• Equity at exit: $16,386

10-year hold

• IRR: 4.4%
• Equity multiple: 1.35×
• Total profit: $10,753
• Equity at exit: $9,502

Cash invested: $30,772 (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 15227

• Home prices YoY: -27.5%
• Rents YoY: 4.3%
• Active inventory: 117
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$576
• Tax from tax record: −$305 /mo · $3,658/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $120

Break-even live

Break-even rent $1,173

Max offer price $109,900

Occupancy floor 86%

Sensitivity live

Price	-10% $182	-5% $151	+0% $120	+5% $89	+10% $58
Rent	-10% $15	-5% $68	+0% $120	+5% $172	+10% $225
Rate	-1.0pp $175	-0.5pp $148	base $120	+0.5pp $92	+1.0pp $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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2940 Brevard Ave Pittsburgh, PA	3.0	1.5	1176	$1,475	$1.25	44d	1	0.04mi
2769 Churchview Ave Unit 9 Pittsburgh, PA	2.0	1.0	1200	$1,095	$0.91	44d	1	0.12mi
2733-2735 Pyramid Ave Pittsburgh, PA	2.0	1.0	1028	$1,295	$1.26	44d	1	0.19mi
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	21d	1	0.21mi
2811 Brownsville Rd Unit 4 Brentwood, PA	2.0	1.0	1250	$995	$0.80	44d	1	0.26mi
3224 Bookman Ave Unit 1 Pittsburgh, PA	2.0	2.0	1207	$1,550	$1.28	44d	1	0.46mi
3224 Bookman Ave #2 Pittsburgh, PA	1.0	1.0	1207	$1,000	$0.83	44d	1	0.46mi
3325 Shadyway Dr Pittsburgh, PA	2.0	1.0	756	$1,450	$1.92	17d	1	0.52mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	1174	$1,750	$1.49	24d	1	0.53mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	875	$1,790	$2.05	44d	1	0.53mi
416 Jacobson Dr Brentwood, PA	2.0	1.0	1150	$1,050	$0.91	24d	1	0.56mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,222	$1.58	3d	12	0.56mi
1053 Edward Dr Pittsburgh, PA	3.0	1.0	1163	$1,700	$1.46	24d	1	0.78mi
453 Greenlee Rd Pittsburgh, PA	3.0	1.0	1176	$1,495	$1.27	44d	1	0.97mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,385	$1.42	8d	7	1.00mi
616 Lane Way Pittsburgh, PA	2.0	1.0	1228	$1,690	$1.38	24d	1	1.04mi
616 Lane Way Pittsburgh, PA	2.0	1.0	1228	$1,690	$1.38	44d	1	1.04mi
960 Agnew Rd Pittsburgh, PA	3.0	2.0	950	$1,295	$1.36	15d	1	1.07mi
1661 Skyline Dr Pittsburgh, PA	1.0–2.0	1.0	637	$1,210	$1.90	5d	7	1.20mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	5d	1	1.21mi
1575 Bevan Rd Pittsburgh, PA	2.0	1.0	515	$1,085	$2.10	11d	7	1.24mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,214	$1.29	8d	44	1.30mi
1567 Cathell Rd Pittsburgh, PA	2.0	1.0	1000	$1,349	$1.35	5d	4	1.45mi
1569-1575 Cathell Rd Apt A1 Pittsburgh, PA	2.0	1.0	1000	$1,199	$1.20	5d	1	1.47mi
1569 Cathell Rd Apt D1 Pittsburgh, PA	2.0	1.0	1000	$1,199	$1.20	24d	1	1.48mi

Listing history 40 events

1. 2026-06-18
   days on market $109,900 Active 90 DOM
2. 2026-06-17
   days on market $109,900 Active 89 DOM
3. 2026-06-16
   days on market $109,900 Active 88 DOM
4. 2026-06-15
   days on market $109,900 Active 87 DOM
5. 2026-06-13
   days on market $109,900 Active 85 DOM
6. 2026-06-13
   pricedays on market $109,900 Active 84 DOM
7. 2026-06-09
   days on market $119,000 Active 81 DOM
8. 2026-06-08
   days on market $119,000 Active 80 DOM
9. 2026-06-07
   days on market $119,000 Active 79 DOM
10. 2026-06-05
    days on market $119,000 Active 76 DOM
11. 2026-06-03
    days on market $119,000 Active 75 DOM
12. 2026-06-02
    days on market $119,000 Active 74 DOM
13. 2026-06-01
    days on market $119,000 Active 73 DOM
14. 2026-05-31
    days on market $119,000 Active 72 DOM
15. 2026-03-20
    listed $119,000 Active 730-char remark

    Show marketing remark (730 chars)

    Investor opportunity at 133 Pentland Ave in Brentwood. This frame home offers a functional layout with multiple bedrooms, spacious living areas, and a finished attic providing additional usable square footage. The property features a covered front porch, off-street parking, and a manageable yard. Interior condition presents value-add potential with opportunity for cosmetic updates and improvements. Full basement provides storage and mechanical access. Located in a convenient area near shopping, dining, public transportation, and major roadways with easy access to Downtown Pittsburgh. Strong candidate for rental, resale, or BRRRR strategy. Property offers solid upside for investors looking to add to their portfolio.

16. 2025-03-04
    status Active 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

17. 2025-02-21
    historical Contingent 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

18. 2025-01-14
    status Active 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

19. 2024-12-30
    status Pending 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

20. 2024-11-23
    price $125,000 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

21. 2024-11-23
    status Active 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

22. 2024-10-31
    historical Contingent 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

23. 2024-10-26
    status Active 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

24. 2024-09-28
    status Pending 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

25. 2024-09-27
    price $150,000 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

26. 2024-09-05
    price $125,000 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

27. 2024-07-22
    listed $150,000 Active 87-char remark

    Show marketing remark (87 chars)

    This property is currently Tenant occupied. Tenant is currently Paying $1300 per month.

28. 2024-01-28
    status Active
29. 2023-12-17
    historical Contingent
30. 2023-12-08
    listed $125,000 Active
31. 2019-05-16
    historical Withdrawn
32. 2019-05-05
    status Active
33. 2019-04-29
    historical Contingent
34. 2019-04-25
    listed $117,900 Active
35. 2006-12-19
    soldstatus $39,900
36. 2006-06-24
    listed $39,900
37. 2001-07-05
    soldstatus $58,900
38. 2001-06-28
    soldstatus $58,900
39. 2001-02-05
    listed $57,900
40. 1988-02-29
    soldstatus $29,000

ⓘ 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: $3,658 · $305/mo
• Projected year-2 tax: $3,658 · $305/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 · 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: $15,905
• − Mortgage interest: −$6,156
• − Property taxes: −$3,658
• − Insurance: −$550
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,197
• Taxable loss: −$201
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $1,489/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: Brentwood Borough SD
• NCES district ID: 4204140
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $49,260
• Composite: 33.92/100
• National rank: #5341
• State rank: #357 of 539 in PA

Livability — Brentwood

• Score: 81/100
• State rank: #178
• US rank: #1479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, PA
• County: Allegheny County · 1,022,028 people
• City population: 28,460
• Metro: Pittsburgh, PA
• Population (ZIP): 28,460
• Household income: $75,448
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 780.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Asian 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Scotch-Irish 2% Slovak 1%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 89% English-only · Other Indo-European 6% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -92.53%
• Current HPI: 243.6383
• Rent YoY: ▲ 4.33%
• 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

+310.3% since first listed

26 events — show timeline

• 2026-03-20 Listed $119,000 West Penn MLS
• 2025-03-04 Relisted — West Penn MLS
• 2025-02-21 Contingent — West Penn MLS
• 2025-01-14 Relisted — West Penn MLS
• 2024-12-30 Pending — West Penn MLS
• 2024-11-23 Price Changed $125,000 West Penn MLS
• 2024-11-23 Relisted — West Penn MLS
• 2024-10-31 Contingent — West Penn MLS
• 2024-10-26 Relisted — West Penn MLS
• 2024-09-28 Pending — West Penn MLS
• 2024-09-27 Price Changed $150,000 West Penn MLS
• 2024-09-05 Price Changed $125,000 West Penn MLS
• 2024-07-22 Listed $150,000 West Penn MLS
• 2024-01-28 Relisted — West Penn MLS
• 2023-12-17 Contingent — West Penn MLS
• 2023-12-08 Listed $125,000 West Penn MLS
• 2019-05-16 Delisted — West Penn MLS
• 2019-05-05 Relisted — West Penn MLS
• 2019-04-29 Contingent — West Penn MLS
• 2019-04-25 Listed $117,900 West Penn MLS
• 2006-12-19 Sold (MLS) $39,900 West Penn MLS
• 2006-06-24 Listed $39,900 West Penn MLS
• 2001-07-05 Sold (Public Records) $58,900 Public Records
• 2001-06-28 Sold (MLS) $58,900 West Penn MLS
• 2001-02-05 Listed $57,900 West Penn MLS
• 1988-02-29 Sold (Public Records) $29,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $3,658 · +4.6% YoY. Source: county tax records.