200 Brighton Rd · Bellevue, PA 15202

$189,900

4 bd · 2.0 ba · — sqft · MultiFamily · 1 Days on market

Built 1900 Fair condition 4,342 sqft lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +4.6/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 198-200 Brighton Road, an side by side duplex located in the Bellevue neighborhood, just minutes from Downtown Pittsburgh with easy access to shops, restaurants, and amenities. Each unit features separate utilities, making this property ideal for owner-occupants or investors. Both units offers two bedrooms with spacious living and dining areas, a kitchen with access to a covered patio. The basement can be accessed from the units and includes laundry, workshop/storage space, and a future full bathroom. Both units are currently occupied.

Key facts

• Separate utilities
• Stable rental income
• Side by side duplex

Tags

• SIDE BY SIDE DUPLEX
• SEPARATE UTILITIES
• STABLE RENTAL INCOME
• WALKING DISTANCE TO PARKS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive. Per door: $199/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.8% vs local median 4.0% in Bellevue — 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 92/100 on livability (#9 in PA, #35 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Northgate SD (suburban): math 25% / reading 57% proficiency, ranked #354 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 (+5.2%/yr); 80 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1900 — 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 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?
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 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: 1.14% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17-19 N Bryant Ave	0.17mi	4/2.0	—	1mo	$285,000	—	79
29-31 S Harrison Ave	0.29mi	4/2.0	—	8mo	$132,660	—	67
426 Hallett Pl	0.39mi	4/2.0	—	3mo	$150,000	—	66
52 N Bryant Ave	0.14mi	3/2.0 (-1)	—	13mo	$280,000	—	65
97 N Euclid Ave	0.25mi	3/2.0 (-1)	—	11mo	$250,000	—	62
140 Washington Ave	0.26mi	5/3.0 (+1)	—	8mo	$235,000	—	60
21 S Harrison Ave	0.29mi	3/3.0 (-1)	—	8mo	$300,000	—	59
101 Grant Ave	0.33mi	5/3.0 (+1)	—	9mo	$285,000	—	55
3921 Riddile St	0.66mi	3/2.0 (-1)	—	1mo	$189,000	—	51
188 Kendall Ave	0.60mi	4/2.0	—	14mo	$95,000	—	48
566 Orchard Ave	0.66mi	5/3.0 (+1)	—	8mo	$280,000	—	41
1706 Marmaduke St	0.71mi	5/3.5 (+1)	—	10mo	$231,000	—	34

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-532
• Equity at exit: $28,315

10-year hold

• IRR: 11.5%
• Equity multiple: 2.00×
• Total profit: $52,999
• Equity at exit: $16,419

Cash invested: $53,172 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 80
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $399

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 77%

Sensitivity live

Price	-10% $530	-5% $464	+0% $399	+5% $333	+10% $268
Rent	-10% $228	-5% $313	+0% $399	+5% $484	+10% $570
Rate	-1.0pp $494	-0.5pp $447	base $399	+0.5pp $350	+1.0pp $300

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,166
Total (2 units)			$2,166

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Dunbar Ave Pittsburgh, PA	4.0	2.0	—	$2,145	—	22d	1	0.08mi
200-222 Laurel Ave Unit 207 Pittsburgh, PA	3.0	1.0	—	$1,295	—	8d	1	0.47mi
514 Dawson Ave Apt 2 Pittsburgh, PA	3.0	1.0	—	$1,295	—	24d	1	0.58mi
189 N Balph Ave Pittsburgh, PA	3.0	1.0	1550	$1,850	$1.19	44d	1	0.63mi
70 N Sprague Ave Unit 2 Pittsburgh, PA	3.0	1.0	—	$1,575	—	24d	1	0.66mi
555 Orchard Ave Bellevue, PA	3.0	1.0	1400	$1,295	$0.93	44d	1	0.67mi
115 Meade Ave Pittsburgh, PA	4.0	1.0	1392	$1,600	$1.15	44d	1	0.70mi
516 Carolyn Ave Pittsburgh, PA	3.0	2.0	840	$1,850	$2.20	24d	1	0.82mi
713 Clinton Pl Pittsburgh, PA	4.0	2.0	1760	$2,750	$1.56	2d	1	0.87mi
1003 California Ave Apt 2 Pittsburgh, PA	3.0	1.0	—	$1,295	—	44d	1	0.91mi
434 Katherine St Pittsburgh, PA	3.0	1.5	1344	$1,295	$0.96	15d	1	0.98mi
3531 Fleming Ave Unit 1290666P Pittsburgh, PA	4.0	2.0	—	$8,963	—	24d	1	1.00mi
107 Perryview Ave Pittsburgh, PA	3.0	1.5	1534	$2,250	$1.47	3d	1	1.15mi
5112 Towers Ter Unit 1386064P Pittsburgh, PA	4.0	1.0	—	$6,343	—	20d	1	1.28mi
115 S Birmingham Ave Pittsburgh, PA	3.0	1.0	850	$1,145	$1.35	44d	1	1.40mi
115 S Birmingham Ave Pittsburgh, PA	3.0	1.0	850	$1,175	$1.38	4d	1	1.40mi
535 Marie Ave Pittsburgh, PA	5.0	4.0	—	$2,445	—	2d	1	1.44mi
111 S Ohio St Unit 2 Pittsburgh, PA	3.0	1.0	—	$1,195	—	20d	1	1.50mi

Listing history 14 events

1. 2026-06-17
   pricedays on marketlisting id $189,900 Active 1 DOM
2. 2026-06-17
   days on market $219,000 Active 28 DOM
3. 2026-06-16
   days on market $219,000 Active 27 DOM
4. 2026-06-15
   days on market $219,000 Active 26 DOM
5. 2026-06-13
   days on market $219,000 Active 24 DOM
6. 2026-06-13
   days on market $219,000 Active 23 DOM
7. 2026-06-09
   days on market $219,000 Active 20 DOM
8. 2026-06-08
   days on market $219,000 Active 19 DOM
9. 2026-06-07
   days on market $219,000 Active 18 DOM
10. 2026-06-03
    days on market $219,000 Active 14 DOM
11. 2026-06-02
    days on market $219,000 Active 13 DOM
12. 2026-06-01
    days on market $219,000 Active 12 DOM
13. 2026-05-31
    days on market $219,000 Active 11 DOM
14. 2026-05-21
    listed $219,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $25,992
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$5,524
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $4,336/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This side-by-side duplex requires significant exterior and interior repairs, including painting and landscaping, to improve its condition and marketability.

Repairs flagged

• Major Exterior siding — Significant wear and tear.
• Major Landscaping — Overgrown and unkempt, detracting from curb appeal.
• Major Kitchen and bathrooms — No visible photos, but given the overall condition, likely in poor shape.
• Major HVAC/mechanicals — No visible photos, but given the overall condition, likely in poor shape.
• Major Interior walls/paint — No visible photos, but given the overall condition, likely in poor shape.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can significantly improve curb appeal and home value.
• Both Landscaping maintenance — A well-maintained yard can enhance curb appeal and attract potential buyers.
• Both HVAC system service — A functioning HVAC system is essential for comfort and can improve energy efficiency.
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's marketability and value.
• Both Interior painting — Fresh paint can make the interior look more inviting and improve the home's overall appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, detracting from curb appeal.	Major	$15,000–50,000
Kitchen and bathrooms · No visible photos, but given the overall condition, likely in poor shape.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos, but given the overall condition, likely in poor shape.	Major	$15,000–50,000
Interior walls/paint · No visible photos, but given the overall condition, likely in poor shape.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can significantly improve curb appeal and home value. ↑
• Both Landscaping maintenance — A well-maintained yard can enhance curb appeal and attract potential buyers. ↑
• Both HVAC system service — A functioning HVAC system is essential for comfort and can improve energy efficiency. ↑
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's marketability and value. ↑
• Both Interior painting — Fresh paint can make the interior look more inviting and improve the home's overall appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northgate SD
• NCES district ID: 4217770
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,084
• Composite: 34.15/100
• National rank: #5279
• State rank: #354 of 539 in PA

Livability — Bellevue

• Score: 92/100
• State rank: #9
• US rank: #35

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellevue, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

1 event — show timeline

• 2026-05-21 Listed $219,000 FSBO.com