125 Bellevue Ave · West View, PA 15229

$269,000

3 bd · 2.0 ba · 1,945 sqft · MultiFamily public records · 38 Days on market

Built 1930 5,601 sqft lot

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Why this score? — see what drove the D+ 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• Livability +4.6/5.0
• 1% rule +4.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 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

Looking for a turnkey investment opportunity? Look no further! This well maintained and clean up and down duplex in West View (North Hills Schools) is a great investment with long term tenants in place. Each unit has two bedrooms, 1 bath and tenants pay gas & electric. First floor: features hardwood floors, newer furnaces, access to the garage and basement for storage and washer/dryer hook ups Second floor: features hardwood floors, newer furnace and central AC, back deck, separate basement with washer/dryer hook ups. Don't pass up on this great investment located in a convenient location to shopping, restaurants and transportation.

Key facts

• Separate utilities
• Basement storage
• Garage access

Tags

• FULLY OCCUPIED DUPLEX
• SEPARATE UTILITIES
• LOW MAINTENANCE BRICK EXTERIOR
• HARDWOOD FLOORS
• BASEMENT STORAGE
• GARAGE ACCESS

Property features AI

Finance

• Financial info: Two rental units with current rents of $1,145 and $1,110

Exterior

• Home design: Multi-family property
• Exterior features: Lot zoned MUL (multi-use)

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two-unit building (multi-family)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $269k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive. Per door: $95/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (8.0% below list).
• Recommended offer: $247k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.8% in West View — 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 (#8 in PA, #32 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• North Hills SD (suburban): math 48% / reading 72% proficiency, ranked #70 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: West View El Sch (math 42% / reading 72%, grade C+, #444 of 1,518 statewide, top 32%, 457 students, 36% FRL); North Hills Ms (math 37% / reading 70%, grade C+, #86 of 512 statewide, top 17%, 1,070 students, 28% FRL); North Hills Shs (math 71% / reading 75%, grade B+, #35 of 437 statewide, top 8%, 1,383 students, 24% FRL).
• Market conditions: Rents rising (+2.7%/yr); 43 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 33% of the median local income ($91k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $247,400 (8.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% 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 1930 — 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. 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?
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: 0.92% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-32,268
• Equity at exit: $40,109

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-15,862
• Equity at exit: $23,258

Cash invested: $75,320 (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 15229

• Rents YoY: 2.7%
• Active inventory: 43
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,474 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$241 /mo · $2,889/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $191

Break-even live

Break-even rent $2,232

Max offer price $269,000

Occupancy floor 87%

Sensitivity live

Price	-10% $343	-5% $267	+0% $191	+5% $115	+10% $39
Rent	-10% $-4	-5% $93	+0% $191	+5% $289	+10% $386
Rate	-1.0pp $326	-0.5pp $259	base $191	+0.5pp $121	+1.0pp $50

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,474
Total (2 units)			$2,474

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 1st St West View, PA	2.0	1.0	1950	$1,300	$0.67	9d	1	0.51mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$3,502	$2.89	3d	37	1.24mi
404 Aprilmae Way Pittsburgh, PA	3.0	2.5	1833	$2,700	$1.47	16d	1	1.36mi

Listing history 21 events

1. 2026-06-21
   days on market $269,000 Active 38 DOM
2. 2026-06-18
   days on market $269,000 Active 35 DOM
3. 2026-06-17
   days on market $269,000 Active 34 DOM
4. 2026-06-16
   days on market $269,000 Active 33 DOM
5. 2026-06-15
   days on market $269,000 Active 32 DOM
6. 2026-06-13
   days on market $269,000 Active 30 DOM
7. 2026-06-09
   days on market $269,000 Active 26 DOM
8. 2026-06-08
   days on market $269,000 Active 25 DOM
9. 2026-06-08
   price $269,000 Active 24 DOM
10. 2026-06-07
    days on market $279,000 Active 24 DOM
11. 2026-06-05
    days on market $279,000 Active 21 DOM
12. 2026-06-03
    days on market $279,000 Active 20 DOM
13. 2026-06-02
    days on market $279,000 Active 19 DOM
14. 2026-06-01
    days on market $279,000 Active 18 DOM
15. 2026-05-31
    days on market $279,000 Active 17 DOM
16. 2026-05-14
    listed $279,000 Active 430-char remark
17. 2024-10-25
    soldstatus $263,000
18. 2024-10-23
    soldstatus $263,000 Closed 648-char remark

    Show marketing remark (648 chars)

    Looking for a turnkey investment opportunity? Look no further! This well maintained and clean up and down duplex in West View (North Hills Schools) is a great investment with long term tenants in place. Each unit has two bedrooms, 1 bath and tenants pay gas & electric. First floor: features hardwood floors, newer furnaces, access to the garage and basement for storage and washer/dryer hook ups Second floor: features hardwood floors, newer furnace and central AC, back deck, separate basement with washer/dryer hook ups. Don't pass up on this great investment located in a convenient location to shopping, restaurants and transportation.

19. 2024-09-29
    historical Contingent 648-char remark

    Show marketing remark (648 chars)

    Looking for a turnkey investment opportunity? Look no further! This well maintained and clean up and down duplex in West View (North Hills Schools) is a great investment with long term tenants in place. Each unit has two bedrooms, 1 bath and tenants pay gas & electric. First floor: features hardwood floors, newer furnaces, access to the garage and basement for storage and washer/dryer hook ups Second floor: features hardwood floors, newer furnace and central AC, back deck, separate basement with washer/dryer hook ups. Don't pass up on this great investment located in a convenient location to shopping, restaurants and transportation.

20. 2024-09-19
    listed $250,000 Active 648-char remark

    Show marketing remark (648 chars)

    Looking for a turnkey investment opportunity? Look no further! This well maintained and clean up and down duplex in West View (North Hills Schools) is a great investment with long term tenants in place. Each unit has two bedrooms, 1 bath and tenants pay gas & electric. First floor: features hardwood floors, newer furnaces, access to the garage and basement for storage and washer/dryer hook ups Second floor: features hardwood floors, newer furnace and central AC, back deck, separate basement with washer/dryer hook ups. Don't pass up on this great investment located in a convenient location to shopping, restaurants and transportation.

21. 1984-01-25
    soldstatus $54,900

ⓘ 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: $2,889 · $241/mo
• Projected year-2 tax: $3,570 · $297/mo
• Expected delta: +$681/yr (+$57/mo · 23.6%)

ⓘ 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,688
• − Mortgage interest: −$15,068
• − Property taxes: −$2,889
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$7,825
• Taxable loss: −$2,190
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $2,817/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: North Hills SD
• NCES district ID: 4217220
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 72% ▼ -10.00%
• Median HH income: $60,841
• Composite: 52.02/100
• National rank: #1637
• State rank: #70 of 539 in PA

Livability — West View

• Score: 92/100
• State rank: #8
• US rank: #32

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: West View, PA
• County: Allegheny County · 1,022,028 people
• City population: 15,251
• Metro: Pittsburgh, PA
• Population (ZIP): 15,188
• Household income: $90,703
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 261.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 8% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -142.50%
• Current HPI: 256.8177
• Rent YoY: ▲ 2.67%
• 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

+390.0% since first listed

7 events — show timeline

• 2026-06-07 Price Changed $269,000 West Penn MLS
• 2026-05-14 Listed $279,000 West Penn MLS
• 2024-10-25 Sold (Public Records) $263,000 Public Records
• 2024-10-23 Sold (MLS) $263,000 West Penn MLS
• 2024-09-29 Contingent — West Penn MLS
• 2024-09-19 Listed $250,000 West Penn MLS
• 1984-01-25 Sold (Public Records) $54,900 Public Records

Property tax history

-2.7%/yr

Latest (2026): $2,889 · +4.5% YoY. Source: county tax records.