352 Hawthorn Ct · Ross, PA 15237

$169,900

2 bd · 1.5 ba · 1,286 sqft · Condo public records · 35 Days on market

Built 1979 $132/sqft · 28% below area Est $236k · 28% under $550/mo HOA · 31% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• Cash flow +5.3/30.0
• Schools +5.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO 352 HAWTHORN CT. , A STUNNING TOWNHOME LOCATED IN THE DESIRABLE MEWS OF TOWN NORTH! THE MAIN LEVEL FEATURES AN OPEN FLOOR PLAN AND NEW CARPETING IN THE LIVING AND DINING ROOM. KITCHEN HAS CHERRY WOOD CABINETS AND FULL COMPLIMENT OF APPLIANCES THAT ARE SURE TO PLEASE ANY CHEF. KITCHEN OPENS TO LIGHT BRIGHT DINING ROOM A GREAT SPACE FOR FAMILY MEALS AND ENTERTAINING. SPACIOUS LIVNG ROOM PROVIDES ACCESS TO THE PATIO THROUGH A SLIDING GLASS DOOR. A POWDER ROOM BATHROOM COMPLETES THE MAIN LEVEL. UPPER LEVEL HAS NEW CARPETING THROUGH-OUT. PRIMARY BEDROOM HAS DOUBLE CLOSETS. SECOND BEDROOM IS A NICE SIZE WITH AMPLE CLOSET SPACE AND THE HALLWAY IS LINED WITH CLOSETS WHICH PROVIDES EXTRA

Key facts

• Open floor plan
• Cherry wood cabinets
• Move in ready

Tags

• OPEN FLOOR PLAN
• CHERRY WOOD CABINETS
• FLEXIBLE LIVING SPACE
• MOVE IN READY

Property features AI

Finance

• HOA & community: Monthly association fee of $550; Public transportation access

Exterior

• Parking: Attached garage with garage door opener; Built-in parking (1 total space)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property
• Construction: Brick construction; Composition roof; Home warranty included
• Exterior features: Private pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stove
• Bedrooms: Bedroom on upper level (15x11); Additional bedroom-sized space on upper level (16x12)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Window treatments throughout; Finished walk-out basement
• Laundry & utility: Washer; Dryer; Main-level laundry (lower-level laundry room listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (38.9% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $104k (38.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+2.2%/yr); 104 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $170k implies a 1688% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $103,812 (38.9% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 3.65%
• Cash-on-cash: -9.44%
• DSCR: 0.58
• GRM: 8.0

CMA / ARV

• ARV (median comp): $235,686
• List price: $169,900
• Delta: -27.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -34.3%
• Equity multiple: -0.10×
• Total profit: $-52,444
• Equity at exit: $25,333

10-year hold

• IRR: -51.3%
• Equity multiple: -0.70×
• Total profit: $-80,719
• Equity at exit: $14,690

Cash invested: $47,572 (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 15237

• Rents YoY: 2.2%
• Active inventory: 104
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$891
• Tax from tax record: −$253 /mo · $3,037/yr
• Insurance: −$71
• HOA: −$550
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-374

Break-even live

Break-even rent $2,234

Max offer price $103,812

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-326	+0% $-374	+5% $-422	+10% $-470
Rent	-10% $-513	-5% $-444	+0% $-374	+5% $-305	+10% $-235
Rate	-1.0pp $-289	-0.5pp $-331	base $-374	+0.5pp $-418	+1.0pp $-463

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 McKnight Cir Pittsburgh, PA	1.0–3.0	1.0–2.0	1275	$2,000	$1.57	2d	1	0.15mi
106 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,550	$1.36	8d	1	0.20mi
206 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,500	$1.32	8d	1	0.25mi
114 Tally Dr Pittsburgh, PA	1.0–3.0	1.0–2.0	847	$1,188	$1.40	44d	5	0.30mi
1000 Johnanna Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	897	$1,900	$2.12	2d	36	0.45mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$2,820	$2.33	2d	37	0.70mi
3001 McKnight East Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	917	$2,005	$2.19	2d	14	0.71mi
8227 Vivian Dr Pittsburgh, PA	3.0	2.0	1035	$2,500	$2.42	15d	1	1.33mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 35 DOM
2. 2026-06-17
   days on market $169,900 Active 34 DOM
3. 2026-06-16
   days on market $169,900 Active 33 DOM
4. 2026-06-15
   days on market $169,900 Active 32 DOM
5. 2026-06-13
   days on market $169,900 Active 30 DOM
6. 2026-06-10
   price $169,900 Active 26 DOM
7. 2026-06-09
   days on market $179,900 Active 26 DOM
8. 2026-06-08
   days on market $179,900 Active 25 DOM
9. 2026-06-07
   days on market $179,900 Active 24 DOM
10. 2026-06-05
    days on market $179,900 Active 21 DOM
11. 2026-06-03
    days on market $179,900 Active 20 DOM
12. 2026-06-02
    days on market $179,900 Active 19 DOM
13. 2026-06-01
    days on market $179,900 Active 18 DOM
14. 2026-05-31
    days on market $179,900 Active 17 DOM
15. 2026-05-14
    listed $179,900 Active 1276-char remark
16. 1979-05-24
    soldstatus $9,500

ⓘ 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: $3,037 · $253/mo
• Projected year-2 tax: $3,037 · $253/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,125
• − Mortgage interest: −$9,517
• − Property taxes: −$3,037
• − Insurance: −$850
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$6,600
• − Depreciation: −$4,943
• Taxable loss: −$7,201
• Est. tax savings @ 24.0%: +$1,728
• After-tax cash flow: $-2,761/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 — Ross

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): 43,588
• Household income: $109,895
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 693.0

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 (88%)
• Race & ethnicity: White 88% Asian 6% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 8% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 2% Chinese 2% Spanish 2%

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: ▼ -218.78%
• Current HPI: 269.5446
• Rent YoY: ▲ 2.16%
• 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

+1688.4% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $169,900 West Penn MLS
• 2026-05-14 Listed $179,900 West Penn MLS
• 1979-05-24 Sold (Public Records) $9,500 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,037 · +1.0% YoY. Source: county tax records.