628 E 9th Ave · Munhall, PA 15120

$199,000

5 bd · 3.0 ba · 2,849 sqft · SingleFamily public records · 76 Days on market

Built 1900 3,402 sqft lot $70/sqft · at area comps Est $201k · at est.

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +8.0/15.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this value-add opportunity in Munhall! This solid duplex is in good condition and priced at $229,000. Offering generous living space and strong upside, the property has potential to be converted into a 3-unit with borough approval. Ideal for investors seeking cash flow and future growth. Prime location with easy access to Pittsburgh and surrounding amenities.

Key facts

• Solid duplex
• Prime location
• 3,402 sq ft lot

Tags

• SOLID DUPLEX
• GENEROUS LIVING SPACE
• PRIME LOCATION
• EASY ACCESS TO PITTSBURGH

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.8% in Munhall — 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 78/100 on livability (#308 in PA, #2,734 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,285/mo this rent would consume 49% of the median local household income ($56k/yr) (locally 669% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $201,211
• List price: $199,000
• Delta: -1.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 E 9th Ave	0.12mi	5/1.0	2,522 (-12%)	13mo	$35,500	$14	57

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,193
• Equity at exit: $29,672

10-year hold

• IRR: 11.2%
• Equity multiple: 1.92×
• Total profit: $51,253
• Equity at exit: $17,206

Cash invested: $55,720 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 93
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$193 /mo · $2,310/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $486

Break-even live

Break-even rent $1,670

Max offer price $199,000

Occupancy floor 74%

Sensitivity live

Price	-10% $599	-5% $543	+0% $486	+5% $430	+10% $374
Rent	-10% $306	-5% $396	+0% $486	+5% $577	+10% $667
Rate	-1.0pp $587	-0.5pp $537	base $486	+0.5pp $435	+1.0pp $382

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 3rd Ave Braddock, PA	5.0	3.0	2500	$3,800	$1.52	45d	1	1.32mi

Listing history 24 events

1. 2026-06-21
   days on market $199,000 Active 76 DOM
2. 2026-06-18
   days on market $199,000 Active 73 DOM
3. 2026-06-17
   days on market $199,000 Active 72 DOM
4. 2026-06-16
   days on market $199,000 Active 71 DOM
5. 2026-06-15
   days on market $199,000 Active 70 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on market $199,000 Active 68 DOM
8. 2026-06-09
   days on market $229,000 Active 64 DOM
9. 2026-06-08
   days on market $229,000 Active 63 DOM
10. 2026-06-07
    days on market $229,000 Active 62 DOM
11. 2026-06-05
    days on market $229,000 Active 59 DOM
12. 2026-06-03
    days on market $229,000 Active 58 DOM
13. 2026-06-02
    days on market $229,000 Active 57 DOM
14. 2026-06-01
    days on market $229,000 Active 56 DOM
15. 2026-05-31
    days on market $229,000 Active 55 DOM
16. 2026-04-06
    listed $229,000 Active 378-char remark

    Show marketing remark (378 chars)

    Don’t miss this value-add opportunity in Munhall! This solid duplex is in good condition and priced at $229,000. Offering generous living space and strong upside, the property has potential to be converted into a 3-unit with borough approval. Ideal for investors seeking cash flow and future growth. Prime location with easy access to Pittsburgh and surrounding amenities.

17. 2025-09-03
    historical Expired 752-char remark

    Show marketing remark (752 chars)

    Are you looking for a cash flowing property to add to your investment portfolio?! Look no further than 628 E. 9th Avenue! This property, while currently in the county records as a single-family home, has been used as a duplex and can even be converted to a triplex! The first floor contains 3 bedrooms and 1 bathroom while the second and third floors contain 4 bedrooms and 2 bathrooms. However, if you add a kitchen to the third floor, you can have a third unit to rent out! Conveniently located to the Waterfront as well as being minutes from the City of Pittsburgh, this property would be a great addition to anyone's rental portfolio OR live in one unit and rent out the other 1-2 units! There are many possibilities when it comes to this property!

18. 2025-03-31
    price $242,500 752-char remark

    Show marketing remark (752 chars)

    Are you looking for a cash flowing property to add to your investment portfolio?! Look no further than 628 E. 9th Avenue! This property, while currently in the county records as a single-family home, has been used as a duplex and can even be converted to a triplex! The first floor contains 3 bedrooms and 1 bathroom while the second and third floors contain 4 bedrooms and 2 bathrooms. However, if you add a kitchen to the third floor, you can have a third unit to rent out! Conveniently located to the Waterfront as well as being minutes from the City of Pittsburgh, this property would be a great addition to anyone's rental portfolio OR live in one unit and rent out the other 1-2 units! There are many possibilities when it comes to this property!

19. 2025-03-03
    listed $252,900 Active 752-char remark

    Show marketing remark (752 chars)

    Are you looking for a cash flowing property to add to your investment portfolio?! Look no further than 628 E. 9th Avenue! This property, while currently in the county records as a single-family home, has been used as a duplex and can even be converted to a triplex! The first floor contains 3 bedrooms and 1 bathroom while the second and third floors contain 4 bedrooms and 2 bathrooms. However, if you add a kitchen to the third floor, you can have a third unit to rent out! Conveniently located to the Waterfront as well as being minutes from the City of Pittsburgh, this property would be a great addition to anyone's rental portfolio OR live in one unit and rent out the other 1-2 units! There are many possibilities when it comes to this property!

20. 2025-01-12
    historical Contingent
21. 2025-01-05
    listed $199,000 Active
22. 2024-01-07
    listed $2,000 Active
23. 2011-08-11
    listed $50,900
24. 2010-05-04
    listed $76,500

ⓘ 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: $2,310 · $193/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$417/yr (+$35/mo · 18.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $27,423
• − Mortgage interest: −$11,147
• − Property taxes: −$2,310
• − Insurance: −$995
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$5,789
• Taxable income: $2,794
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $5,166/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Munhall

• Score: 78/100
• State rank: #308
• US rank: #2734

Category grades

Amenities F Commute B+ Cost of living A+ Crime A Employment D+ Housing A+ Health & safety C User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munhall, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,029
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+199.3% since first listed

9 events — show timeline

• 2026-04-06 Listed $229,000 West Penn MLS
• 2025-09-03 Delisted — West Penn MLS
• 2025-03-31 Price Changed $242,500 West Penn MLS
• 2025-03-03 Listed $252,900 West Penn MLS
• 2025-01-12 Contingent — West Penn MLS
• 2025-01-05 Listed $199,000 West Penn MLS
• 2024-01-07 Listed $2,000 West Penn MLS
• 2011-08-11 Listed $50,900 West Penn MLS
• 2010-05-04 Listed $76,500 West Penn MLS

Property tax history

+0.1%/yr

Latest (2026): $2,310 · +3.9% YoY. Source: county tax records.