778 Dutch Hill Rd · South Fayette, PA 15071

$59,999

2 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 30 Days on market

Built 1900

---

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 +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peace and privacy and a great opportunity to be in South Fayette School District! Flexible floor plan with a main floor bedroom or dining room and 2 additional bedrooms on the second floor. Great enclosed rear porch with a wall of windows overlooking the back yard. Very large room sizes and good storage space. Huge partially finished, daylight basement with extra high ceilings just asking to be completed for a great family room. Kitchen and bath are a blank slate waiting for the new owners ideas and touches-bring your sweat equity! One car detached garage and large open shed in rear. Close to I79 and a short drive to all the major shopping and entertainment venues.

Key facts

• Near interstate i-79
• Very private
• Large closet

Tags

• LARGE CLOSET
• PARTIAL BATH
• NEAR INTERSTATE I-79
• NEAR MAJOR SHOPPING AREAS
• ALMOST 3/4 ACRE
• VERY PRIVATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% 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.
• South Fayette Township SD (suburban): math 67% / reading 85% proficiency, ranked #12 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 66 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $22k; list at $60k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,099 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 3.10% ✓
• Cap rate: 24.11%
• Cash-on-cash: 63.63%
• DSCR: 3.83
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $273,042
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1298 Oakridge Rd	0.48mi	3/2.0 (+1)	1,386 (0%)	22mo	$270,000	$195	51
1323 Oakridge Rd	0.65mi	2/2.0	1,330 (-4%)	14mo	$262,000	$197	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.8%
• Equity multiple: 3.81×
• Total profit: $47,145
• Equity at exit: $8,946

10-year hold

• IRR: 67.3%
• Equity multiple: 7.82×
• Total profit: $114,635
• Equity at exit: $5,188

Cash invested: $16,800 (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 15071

• Home prices YoY: -21.2%
• Active inventory: 66
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$238 /mo · $2,860/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $891

Break-even live

Break-even rent $732

Max offer price $59,999

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Oakridge Rd Mc Donald, PA	3.0	3.0	1508	$2,000	$1.33	1d	1	0.60mi
2200 Alpha Dr Bridgeville, PA	1.0–3.0	1.0–2.0	1016	$2,228	$2.19	1d	30	1.10mi
120 Blythe Rd Morgan, PA	2.0	2.0	1288	$1,525	$1.18	43d	1	1.34mi
120 Blythe Rd Morgan, PA	2.0	2.0	1288	$1,525	$1.18	7d	1	1.34mi

Listing history 22 events

1. 2026-06-18
   days on market $59,999 Active 30 DOM
2. 2026-06-17
   days on market $59,999 Active 29 DOM
3. 2026-06-16
   days on market $59,999 Active 28 DOM
4. 2026-06-15
   days on market $59,999 Active 27 DOM
5. 2026-06-13
   days on market $59,999 Active 25 DOM
6. 2026-06-09
   days on market $59,999 Active 21 DOM
7. 2026-06-08
   days on market $59,999 Active 20 DOM
8. 2026-06-07
   days on market $59,999 Active 19 DOM
9. 2026-06-03
   days on market $59,999 Active 15 DOM
10. 2026-06-02
    days on market $59,999 Active 14 DOM
11. 2026-06-01
    days on market $59,999 Active 13 DOM
12. 2026-05-31
    days on market $59,999 Active 12 DOM
13. 2026-05-20
    listed $59,999 Active
14. 2020-05-21
    historical 675-char remark

    Show marketing remark (675 chars)

    Peace and privacy and a great opportunity to be in South Fayette School District! Flexible floor plan with a main floor bedroom or dining room and 2 additional bedrooms on the second floor. Great enclosed rear porch with a wall of windows overlooking the back yard. Very large room sizes and good storage space. Huge partially finished, daylight basement with extra high ceilings just asking to be completed for a great family room. Kitchen and bath are a blank slate waiting for the new owners ideas and touches-bring your sweat equity! One car detached garage and large open shed in rear. Close to I79 and a short drive to all the major shopping and entertainment venues.

15. 2020-05-11
    soldstatus $22,000 Sold 675-char remark

    Show marketing remark (675 chars)

    Peace and privacy and a great opportunity to be in South Fayette School District! Flexible floor plan with a main floor bedroom or dining room and 2 additional bedrooms on the second floor. Great enclosed rear porch with a wall of windows overlooking the back yard. Very large room sizes and good storage space. Huge partially finished, daylight basement with extra high ceilings just asking to be completed for a great family room. Kitchen and bath are a blank slate waiting for the new owners ideas and touches-bring your sweat equity! One car detached garage and large open shed in rear. Close to I79 and a short drive to all the major shopping and entertainment venues.

16. 2020-04-29
    status Under Contract 675-char remark

    Show marketing remark (675 chars)

    Peace and privacy and a great opportunity to be in South Fayette School District! Flexible floor plan with a main floor bedroom or dining room and 2 additional bedrooms on the second floor. Great enclosed rear porch with a wall of windows overlooking the back yard. Very large room sizes and good storage space. Huge partially finished, daylight basement with extra high ceilings just asking to be completed for a great family room. Kitchen and bath are a blank slate waiting for the new owners ideas and touches-bring your sweat equity! One car detached garage and large open shed in rear. Close to I79 and a short drive to all the major shopping and entertainment venues.

17. 2020-04-24
    historical Withdrawn 675-char remark

    Show marketing remark (675 chars)

    Peace and privacy and a great opportunity to be in South Fayette School District! Flexible floor plan with a main floor bedroom or dining room and 2 additional bedrooms on the second floor. Great enclosed rear porch with a wall of windows overlooking the back yard. Very large room sizes and good storage space. Huge partially finished, daylight basement with extra high ceilings just asking to be completed for a great family room. Kitchen and bath are a blank slate waiting for the new owners ideas and touches-bring your sweat equity! One car detached garage and large open shed in rear. Close to I79 and a short drive to all the major shopping and entertainment venues.

18. 2020-03-30
    historical Contingent 675-char remark

    Show marketing remark (675 chars)

    Peace and privacy and a great opportunity to be in South Fayette School District! Flexible floor plan with a main floor bedroom or dining room and 2 additional bedrooms on the second floor. Great enclosed rear porch with a wall of windows overlooking the back yard. Very large room sizes and good storage space. Huge partially finished, daylight basement with extra high ceilings just asking to be completed for a great family room. Kitchen and bath are a blank slate waiting for the new owners ideas and touches-bring your sweat equity! One car detached garage and large open shed in rear. Close to I79 and a short drive to all the major shopping and entertainment venues.

19. 2020-03-08
    listed $24,900 Active 675-char remark

    Show marketing remark (675 chars)

    Peace and privacy and a great opportunity to be in South Fayette School District! Flexible floor plan with a main floor bedroom or dining room and 2 additional bedrooms on the second floor. Great enclosed rear porch with a wall of windows overlooking the back yard. Very large room sizes and good storage space. Huge partially finished, daylight basement with extra high ceilings just asking to be completed for a great family room. Kitchen and bath are a blank slate waiting for the new owners ideas and touches-bring your sweat equity! One car detached garage and large open shed in rear. Close to I79 and a short drive to all the major shopping and entertainment venues.

20. 2018-10-27
    historical Expired 68-char remark

    Show marketing remark (68 chars)

    A two story frame single family home with a one car detached garage.

21. 2018-07-17
    listed $100,000 Active 68-char remark

    Show marketing remark (68 chars)

    A two story frame single family home with a one car detached garage.

22. 1979-10-19
    soldstatus $20,000

ⓘ 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: $2,860 · $238/mo
• Projected year-2 tax: $2,860 · $238/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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,311
• − Mortgage interest: −$3,361
• − Property taxes: −$2,860
• − Insurance: −$300
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$1,745
• Taxable income: $10,475
• Est. tax owed @ 24.0%: −$2,514
• After-tax cash flow: $8,176/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: South Fayette Township SD
• NCES district ID: 4220580
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 85% ▼ -5.00%
• Median HH income: $74,409
• Composite: 66.61/100
• National rank: #415
• State rank: #12 of 539 in PA

Livability — South Fayette

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

Census & demographics

• Population (ZIP): 12,455

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Asian 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Scotch-Irish 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -71.90%
• Current HPI: 266.6786
• Rent YoY: —
• Metro: —
• 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

+200.0% since first listed

10 events — show timeline

• 2026-05-20 Listed $59,999 FSBO.com
• 2020-05-21 Delisted — West Penn MLS
• 2020-05-11 Sold (MLS) $22,000 West Penn MLS
• 2020-04-29 Pending — West Penn MLS
• 2020-04-24 Delisted — West Penn MLS
• 2020-03-30 Contingent — West Penn MLS
• 2020-03-08 Listed $24,900 West Penn MLS
• 2018-10-27 Delisted — West Penn MLS
• 2018-07-17 Listed $100,000 West Penn MLS
• 1979-10-19 Sold (Public Records) $20,000 Public Records

Property tax history

+4.1%/yr

Latest (2026): $2,860 · +2.6% YoY. Source: county tax records.