1517 Hulton Rd · Penn Hills, PA 15147

$165,000

5 bd · 2.0 ba · 2,679 sqft · MultiFamily public records · 220 Days on market

Built 1900 0.60 ac 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 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

This duplex would make a perfect addition to any investors portfolio, or anyone looking for a an opportunity to live in one side, while rehabbing the other for future rental income. This duplex offers a 2bd/2bth apartment that is rent ready day one. The second apartment has 3bds and 2 baths and will need to be rehabbed for future tenants. This home has plenty of off street parking, a large yard, and 2 single garages as well. This is truly a great deal for anyone looking for future income for years to come!

Key facts

• Off street parking
• Large yard
• Single garages

Tags

• OFF STREET PARKING
• LARGE YARD
• SINGLE GARAGES

What this means for you Summary

Snapshot

• This is a 1×2bd/2.0ba + 1×3bd/2.0ba units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive. Per door: $499/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,980/mo this rent would consume 54% of the median local household income ($67k/yr) (locally 511% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.81% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.93%
• DSCR: 2.15
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.80×
• Total profit: $37,016
• Equity at exit: $24,602

10-year hold

• IRR: 28.0%
• Equity multiple: 3.49×
• Total profit: $114,818
• Equity at exit: $14,266

Cash invested: $46,200 (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 15147

• Home prices YoY: -26.0%
• Active inventory: 64
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,980 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$422 /mo · $5,064/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $998

Break-even live

Break-even rent $1,716

Max offer price $165,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,324
1× unit	3	2	$1,656
Total (2 units)			$2,980

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $165,000 Active 220 DOM
2. 2026-06-17
   days on market $165,000 Active 219 DOM
3. 2026-06-16
   days on market $165,000 Active 218 DOM
4. 2026-06-15
   days on market $165,000 Active 217 DOM
5. 2026-06-13
   days on market $165,000 Active 215 DOM
6. 2026-06-13
   days on market $165,000 Active 214 DOM
7. 2026-06-09
   days on market $165,000 Active 211 DOM
8. 2026-06-08
   days on market $165,000 Active 210 DOM
9. 2026-06-07
   days on market $165,000 Active 209 DOM
10. 2026-06-05
    days on market $165,000 Active 206 DOM
11. 2026-06-03
    days on market $165,000 Active 205 DOM
12. 2026-06-02
    pricedays on market $165,000 Active 204 DOM
13. 2026-06-01
    days on market $184,900 Active 203 DOM
14. 2026-05-31
    days on market $184,900 Active 202 DOM
15. 2026-03-06
    price $184,900 511-char remark

    Show marketing remark (511 chars)

    This duplex would make a perfect addition to any investors portfolio, or anyone looking for a an opportunity to live in one side, while rehabbing the other for future rental income. This duplex offers a 2bd/2bth apartment that is rent ready day one. The second apartment has 3bds and 2 baths and will need to be rehabbed for future tenants. This home has plenty of off street parking, a large yard, and 2 single garages as well. This is truly a great deal for anyone looking for future income for years to come!

16. 2026-01-07
    price $189,900 511-char remark

    Show marketing remark (511 chars)

    This duplex would make a perfect addition to any investors portfolio, or anyone looking for a an opportunity to live in one side, while rehabbing the other for future rental income. This duplex offers a 2bd/2bth apartment that is rent ready day one. The second apartment has 3bds and 2 baths and will need to be rehabbed for future tenants. This home has plenty of off street parking, a large yard, and 2 single garages as well. This is truly a great deal for anyone looking for future income for years to come!

17. 2025-12-04
    price $195,000 511-char remark

    Show marketing remark (511 chars)

    This duplex would make a perfect addition to any investors portfolio, or anyone looking for a an opportunity to live in one side, while rehabbing the other for future rental income. This duplex offers a 2bd/2bth apartment that is rent ready day one. The second apartment has 3bds and 2 baths and will need to be rehabbed for future tenants. This home has plenty of off street parking, a large yard, and 2 single garages as well. This is truly a great deal for anyone looking for future income for years to come!

18. 2025-11-10
    listed $200,000 Active 511-char remark

    Show marketing remark (511 chars)

    This duplex would make a perfect addition to any investors portfolio, or anyone looking for a an opportunity to live in one side, while rehabbing the other for future rental income. This duplex offers a 2bd/2bth apartment that is rent ready day one. The second apartment has 3bds and 2 baths and will need to be rehabbed for future tenants. This home has plenty of off street parking, a large yard, and 2 single garages as well. This is truly a great deal for anyone looking for future income for years to come!

19. 2021-09-10
    soldstatus $179,900
20. 2017-05-11
    historical Expired 197-char remark

    Show marketing remark (197 chars)

    Huge beautiful home! Close to a local market and Boyce park! Was originally a duplex and could easily be converted back! Four full baths! This home is truly amazing! Tons on space and storage!

21. 2016-10-29
    price $145,000 197-char remark

    Show marketing remark (197 chars)

    Huge beautiful home! Close to a local market and Boyce park! Was originally a duplex and could easily be converted back! Four full baths! This home is truly amazing! Tons on space and storage!

22. 2016-10-03
    listed $155,000 Active 197-char remark

    Show marketing remark (197 chars)

    Huge beautiful home! Close to a local market and Boyce park! Was originally a duplex and could easily be converted back! Four full baths! This home is truly amazing! Tons on space and storage!

23. 2012-09-12
    listed $143,300
24. 2002-04-23
    soldstatus $79,900
25. 2002-04-18
    soldstatus $79,900
26. 2001-10-16
    listed $79,900

ⓘ 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: $5,064 · $422/mo
• Projected year-2 tax: $5,064 · $422/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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,760
• − Mortgage interest: −$9,243
• − Property taxes: −$5,064
• − Insurance: −$825
• − Repairs & maintenance: −$2,861
• − Management: −$2,861
• − Depreciation: −$4,800
• Taxable income: $10,107
• Est. tax owed @ 24.0%: −$2,426
• After-tax cash flow: $9,553/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Penn Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 15,798
• Household income: $66,757
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 511.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -87.47%
• Current HPI: 249.3773
• Rent YoY: —
• 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

+131.4% since first listed

12 events — show timeline

• 2026-03-06 Price Changed $184,900 West Penn MLS
• 2026-01-07 Price Changed $189,900 West Penn MLS
• 2025-12-04 Price Changed $195,000 West Penn MLS
• 2025-11-10 Listed $200,000 West Penn MLS
• 2021-09-10 Sold (Public Records) $179,900 Public Records
• 2017-05-11 Delisted — West Penn MLS
• 2016-10-29 Price Changed $145,000 West Penn MLS
• 2016-10-03 Listed $155,000 West Penn MLS
• 2012-09-12 Listed $143,300 West Penn MLS
• 2002-04-23 Sold (Public Records) $79,900 Public Records
• 2002-04-18 Sold (MLS) $79,900 West Penn MLS
• 2001-10-16 Listed $79,900 West Penn MLS

Property tax history

+12.0%/yr

Latest (2026): $5,064 · +19.0% YoY. Source: county tax records.