809 Alpine Blvd · Wilkins, PA 15221

$347,000

4 bd · 4.0 ba · 2,064 sqft · Other public records · 7 Days on market

Built 1928 5,702 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• Schools +1.8/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Income on this 5 -1 bedroom unit apartment building. All fully rented. 4/5 with porch/deck. Major update including re-wired & separated electric for each unit. New boiler (common central heating), update kitchen, recent 3- story wooden deck. Coin-op Laundry with a new washer. Mostly hardwood/Ceramic - very little carpet.

Key facts

• Convenient to 376
• Detatched garage
• 5,702 sq ft lot

Tags

• INCOME PRODUCING PROPERTY
• COIN OPERATED LAUNDRY
• DETATCHED GARAGE
• SHOPPING AND RESTAURANTS
• CONVENIENT TO 376

Property features AI

Finance

• Financial info: Gross annual income: $47,220; Maintenance expense: $1,200; Utilities expense: $5,500; Insurance expense: $2,200; Other expense: $250

Exterior

• Parking: Detached garage; Off-street parking
• Home design: Multi-unit property with 5 total units
• Construction: Asphalt roof
• Exterior features: Zoned MU (mixed use)

Interior

• Bedrooms: Five 1-bedroom units (each unit listed as 1 bedroom)
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $347k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (55.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (49.9% below list).
• Recommended offer: $156k (55.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $28k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; list at $347k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,743 (55.1% 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. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.50% ✗
• Cap rate: 2.01%
• Cash-on-cash: -15.30%
• DSCR: 0.32
• GRM: 16.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -44.7%
• Equity multiple: -0.37×
• Total profit: $-133,466
• Equity at exit: $51,739

10-year hold

• IRR: -73.3%
• Equity multiple: -1.17×
• Total profit: $-210,851
• Equity at exit: $30,002

Cash invested: $97,160 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$1,820
• Tax from tax record: −$649 /mo · $7,787/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-1,239

Break-even live

Break-even rent $3,308

Max offer price $155,743

Occupancy floor —

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   price $347,000 Active 7 DOM
2. 2026-06-18
   days on market $375,000 Active 7 DOM
3. 2026-06-17
   days on market $375,000 Active 6 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   days on market $375,000 Active 5 DOM
6. 2026-06-15
   days on market $375,000 Active 4 DOM
7. 2026-06-13
   remarks 625-char remark
8. 2026-06-13
   listed $375,000 Active 2 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: $7,787 · $649/mo
• Projected year-2 tax: $7,787 · $649/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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,874
• − Mortgage interest: −$19,437
• − Property taxes: −$7,787
• − Insurance: −$1,735
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$10,095
• Taxable loss: −$21,520
• Est. tax savings @ 24.0%: +$5,165
• After-tax cash flow: $-9,703/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Wilkins

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): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

+525.0% since first listed

18 events — show timeline

• 2026-06-11 Listed $375,000 West Penn MLS
• 2023-03-30 Sold (Public Records) $172,000 Public Records
• 2019-03-06 Sold (MLS) $190,000 West Penn MLS
• 2019-03-05 Sold (Public Records) $190,000 Public Records
• 2019-02-05 Pending — West Penn MLS
• 2019-01-08 Contingent — West Penn MLS
• 2018-12-04 Price Changed $220,000 West Penn MLS
• 2018-10-15 Relisted — West Penn MLS
• 2018-10-04 Contingent — West Penn MLS
• 2018-09-28 Price Changed $225,000 West Penn MLS
• 2018-08-16 Listed $230,000 West Penn MLS
• 2017-08-07 Sold (MLS) $212,500 West Penn MLS
• 2017-05-04 Price Changed $216,000 West Penn MLS
• 2017-04-19 Listed $228,000 West Penn MLS
• 2001-09-17 Sold (Public Records) $97,900 Public Records
• 2001-09-04 Sold (MLS) $97,900 West Penn MLS
• 2001-04-10 Listed $97,900 West Penn MLS
• 1994-06-20 Sold (Public Records) $60,000 Public Records

Property tax history

+7.3%/yr

Latest (2026): $7,787 · +4.6% YoY. Source: county tax records.