3036 Bethel Church Rd · Bethel Park, PA 15102

$50,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 1 Days on market

Built 1940 8,820 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in a prime location just minutes from South Hills Village and public transit. This one-level home is ready for a complete renovation and offers tremendous potential for investors, flippers, or buyers looking to create their dream home. The main level provides an easy-living layout, while the lower level presents the possibility for additional living space. With flexible living spaces and endless possibilities for customization, this property is a rare chance to add value in a highly desirable South Hills location. An added bonus: the neighboring multi-unit property is also available for purchase, creating a unique package-sale opportunity for investors with a larger visio

Key facts

• Complete renovation
• Multi-unit property
• 8,820 sq ft lot

Tags

• COMPLETE RENOVATION
• ADDITIONAL LIVING SPACE
• FLEXIBLE LIVING SPACES
• MULTI-UNIT PROPERTY
• PACKAGE-SALE OPPORTUNITY
• EXCEPTIONAL POTENTIAL

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: One-story residence; Resale property; Basement entry level: lower (walk-out access)
• Construction: Basement foundation
• Exterior features: 126 x 68 lot dimensions

Interior

• Kitchen: Kitchen on main level (11 x 10)
• Bedrooms: Bedroom on main level (10 x 13)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Heat pump
• Interior features: Finished basement with walk-out access; 6 total rooms
• Laundry & utility: Lower-level laundry room (13 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 23.2% vs local median 3.1% in Bethel Park — 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 85/100 on livability (#70 in PA, #483 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, commute F.
• Bethel Park SD (suburban): math 52% / reading 76% proficiency, ranked #50 of 539 in PA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 91 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 16% of the median local income ($109k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.89% ✓
• Cap rate: 23.18%
• Cash-on-cash: 60.30%
• DSCR: 3.68
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $234,300
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Sioux Rd	0.08mi	3/1.5 (+1)	963 (+13%)	11mo	$265,000	$275	59
2910 Bethel Church Rd	0.45mi	2/2.0	925 (+9%)	24mo	$205,000	$222	41

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: 62.1%
• Equity multiple: 3.89×
• Total profit: $40,413
• Equity at exit: $7,455

10-year hold

• IRR: 67.6%
• Equity multiple: 8.78×
• Total profit: $108,864
• Equity at exit: $4,323

Cash invested: $14,000 (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 15102

• Rents YoY: 5.4%
• Active inventory: 91
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$262
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $704

Break-even live

Break-even rent $553

Max offer price $50,000

Occupancy floor 46%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Dorchester Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	837	$1,652	$1.97	2d	46	0.44mi
3 Dorchester Dr Unit 301 Bethel Park, PA	1.0	1.0	660	$1,149	$1.74	21d	1	0.46mi
7 Dorchester Dr Unit 7-611 Pittsburgh, PA	1.0	1.0	660	$1,277	$1.93	44d	1	0.47mi
2898 Maple St Bethel Park, PA	2.0	1.0	1124	$1,629	$1.45	20d	1	0.88mi
5388 Main St Unit 11 Bethel Park, PA	1.0	1.0	600	$1,049	$1.75	44d	1	0.98mi
5398 Main St Bethel Park, PA	1.0	1.0	600	$1,049	$1.75	44d	1	0.98mi
5398 Main St Unit 11 Bethel Park, PA	1.0	1.0	600	$1,049	$1.75	44d	1	0.99mi
35 Highland Rd Bethel Park, PA	1.0–2.0	1.0–2.0	831	$2,170	$2.61	2d	24	1.11mi
435 Abbeyville Rd Pittsburgh, PA	1.0–2.0	1.0–1.5	880	$1,595	$1.81	2d	10	1.26mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $50,000 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,321
• − Mortgage interest: −$2,801
• − Property taxes: −$1,845
• − Insurance: −$250
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$1,455
• Taxable income: $8,199
• Est. tax owed @ 24.0%: −$1,968
• After-tax cash flow: $6,474/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: Bethel Park SD
• NCES district ID: 4203510
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 76% ▼ -8.00%
• Median HH income: $67,758
• Composite: 56.0/100
• National rank: #1194
• State rank: #50 of 539 in PA

Livability — Bethel Park

• Score: 85/100
• State rank: #70
• US rank: #483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel Park, PA
• County: Allegheny County · 1,022,028 people
• City population: 30,344
• Metro: Pittsburgh, PA
• Population (ZIP): 30,344
• Household income: $108,966
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 581.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Arabic 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: ▼ -227.97%
• Current HPI: 256.7682
• Rent YoY: ▲ 5.44%
• 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

+212.5% since first listed

13 events — show timeline

• 2026-06-17 Listed $50,000 West Penn MLS
• 2020-01-31 Sold (Public Records) $435,000 Public Records
• 2017-02-13 Sold (Public Records) $45,000 Public Records
• 2017-02-10 Price Changed $45,000 West Penn MLS
• 2017-02-10 Price Changed $98,000 West Penn MLS
• 2017-02-10 Sold (MLS) $45,000 West Penn MLS
• 2017-01-08 Contingent — West Penn MLS
• 2016-08-13 Delisted — West Penn MLS
• 2016-08-12 Listed $98,000 West Penn MLS
• 2015-08-14 Delisted — West Penn MLS
• 2015-08-14 Listed $98,000 West Penn MLS
• 2015-04-10 Listed $98,000 West Penn MLS
• 1975-12-17 Sold (Public Records) $16,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,845 · +5.1% YoY. Source: county tax records.