2902 Churchview Ave · Brentwood, PA 15227

$135,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 71 Days on market

Built 1920 2,400 sqft lot $107/sqft · 25% below area Est $179k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +5.7/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The perfect home for the lover of the outdoors. Nice sized covered front porch, ideal for your morning coffee and all day people watching. Want something more private, there's a lovely back deck off of the kitchen, also covered and has sky lights. Huge concrete patio at the bottom of the deck stairs almost completely fenced in. 3 bedrooms with large closets. Tons of light throughout with newer Pella windows. This property would be the ideal home for a first time buyer or an excellent investment property. Updated kitchen. Roof 2016. HWT 2016. Furnace 2014. AC 2015. Sewer line replaced from house to street in 2018. ADT Security System. New flooring in living room and dining room in 2020. Brand new garage door 2026. Front stairs resurfaced 2026. Amazing location, close to EVERYTHING. 10-15 min to downtown.

Key facts

• Covered front porch
• Newer pella windows
• Huge concrete patio

Tags

• COVERED FRONT PORCH
• BACK DECK
• HUGE CONCRETE PATIO
• NEWER PELLA WINDOWS
• UPDATED KITCHEN
• ADT SECURITY SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $4 ($48/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.3% in Brentwood — 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 81/100 on livability (#178 in PA, #1,479 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities C-.
• Brentwood Borough SD (suburban): math 29% / reading 50% proficiency, ranked #357 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 7.8

CMA / ARV

• ARV (median comp): $179,021
• List price: $135,000
• Delta: -24.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 Brentwood Ave	0.15mi	3/1.0	1,344 (+7%)	2mo	$213,000	$158	81
51 Greenlee Rd	0.39mi	3/1.0	1,232 (-2%)	0mo	$219,900	$178	78
3215 Shadyway Dr	0.48mi	3/2.0	1,220 (-3%)	0mo	$215,000	$176	68
3029 Churchview Ave	0.24mi	3/1.5	1,100 (-13%)	1mo	$200,000	$182	65
108 Bellanca Ave	0.44mi	3/1.0	1,162 (-8%)	3mo	$168,000	$145	64
3210 Hazelhurst Ave	0.50mi	3/2.0	1,178 (-6%)	3mo	$200,000	$170	59
127 Duffland St	0.72mi	2/1.5 (-1)	1,297 (+3%)	1mo	$140,000	$108	53
245 Joseph St	0.65mi	3/2.0	1,350 (+7%)	2mo	$230,000	$170	52
604 Calvert Ave	0.74mi	3/1.0	1,148 (-9%)	0mo	$245,000	$213	50
369 Maytide St	0.68mi	3/1.0	1,122 (-11%)	1mo	$182,000	$162	49
3135 Churchview Ave	0.54mi	3/2.0	1,080 (-14%)	1mo	$285,000	$264	46
325 Outlook St	0.67mi	2/2.5 (-1)	1,142 (-9%)	0mo	$165,000	$144	42

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-19,528
• Equity at exit: $20,129

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-7,871
• Equity at exit: $11,672

Cash invested: $37,800 (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 15227

• Home prices YoY: -27.5%
• Rents YoY: 4.3%
• Active inventory: 117
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$708
• Tax from tax record: −$368 /mo · $4,417/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $4

Break-even live

Break-even rent $1,433

Max offer price $135,000

Occupancy floor 95%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2769 Churchview Ave Unit 9 Pittsburgh, PA	2.0	1.0	1200	$1,095	$0.91	43d	1	0.01mi
2733-2735 Pyramid Ave Pittsburgh, PA	2.0	1.0	1028	$1,295	$1.26	43d	1	0.08mi
2940 Brevard Ave Pittsburgh, PA	3.0	1.5	1176	$1,475	$1.25	43d	1	0.09mi
2721 Pyramid Ave Pittsburgh, PA	3.0	1.0	1560	$1,550	$0.99	7d	1	0.11mi
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	20d	1	0.15mi
2811 Brownsville Rd Unit 4 Brentwood, PA	2.0	1.0	1250	$995	$0.80	43d	1	0.19mi
3224 Bookman Ave Unit 1 Pittsburgh, PA	2.0	2.0	1207	$1,550	$1.28	43d	1	0.47mi
139 W Bellecrest Ave Brentwood, PA	1.0–3.0	1.0	775	$1,450	$1.87	2d	12	0.55mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	875	$1,790	$2.05	43d	1	0.65mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	1174	$1,750	$1.49	23d	1	0.65mi
416 Jacobson Dr Brentwood, PA	2.0	1.0	1150	$1,050	$0.91	23d	1	0.65mi
1053 Edward Dr Pittsburgh, PA	3.0	1.0	1163	$1,700	$1.46	23d	1	0.79mi
453 Greenlee Rd Pittsburgh, PA	3.0	1.0	1176	$1,495	$1.27	43d	1	0.95mi
616 Lane Way Pittsburgh, PA	2.0	1.0	1228	$1,690	$1.38	23d	1	0.97mi
616 Lane Way Pittsburgh, PA	2.0	1.0	1228	$1,690	$1.38	43d	1	0.97mi
3367 Jameson Dr Brentwood, PA	2.0–3.0	1.0	975	$1,435	$1.47	7d	7	0.99mi
960 Agnew Rd Pittsburgh, PA	3.0	2.0	950	$1,295	$1.36	14d	1	1.04mi
973 Agnew Rd Pittsburgh, PA	4.0	3.0	1532	$2,395	$1.56	7d	1	1.08mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	4d	1	1.28mi
2355 Glenbury St Pittsburgh, PA	4.0	2.0	1350	$2,300	$1.70	4d	1	1.36mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	7d	44	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $135,000 Active 71 DOM
2. 2026-06-17
   days on market $135,000 Active 70 DOM
3. 2026-06-16
   days on market $135,000 Active 69 DOM
4. 2026-06-15
   days on market $135,000 Active 68 DOM
5. 2026-06-13
   days on market $135,000 Active 66 DOM
6. 2026-06-13
   days on market $135,000 Active 65 DOM
7. 2026-06-09
   days on market $135,000 Active 62 DOM
8. 2026-06-08
   days on market $135,000 Active 61 DOM
9. 2026-06-07
   days on market $135,000 Active 60 DOM
10. 2026-06-05
    days on market $135,000 Active 57 DOM
11. 2026-06-03
    days on market $135,000 Active 56 DOM
12. 2026-06-02
    days on market $135,000 Active 55 DOM
13. 2026-06-01
    days on market $135,000 Active 54 DOM
14. 2026-05-31
    days on market $135,000 Active 53 DOM
15. 2026-05-06
    status Active 816-char remark

    Show marketing remark (816 chars)

    The perfect home for the lover of the outdoors. Nice sized covered front porch, ideal for your morning coffee and all day people watching. Want something more private, there's a lovely back deck off of the kitchen, also covered and has sky lights. Huge concrete patio at the bottom of the deck stairs almost completely fenced in. 3 bedrooms with large closets. Tons of light throughout with newer Pella windows. This property would be the ideal home for a first time buyer or an excellent investment property. Updated kitchen. Roof 2016. HWT 2016. Furnace 2014. AC 2015. Sewer line replaced from house to street in 2018. ADT Security System. New flooring in living room and dining room in 2020. Brand new garage door 2026. Front stairs resurfaced 2026. Amazing location, close to EVERYTHING. 10-15 min to downtown.

16. 2026-04-24
    historical Contingent 816-char remark

    Show marketing remark (816 chars)

    The perfect home for the lover of the outdoors. Nice sized covered front porch, ideal for your morning coffee and all day people watching. Want something more private, there's a lovely back deck off of the kitchen, also covered and has sky lights. Huge concrete patio at the bottom of the deck stairs almost completely fenced in. 3 bedrooms with large closets. Tons of light throughout with newer Pella windows. This property would be the ideal home for a first time buyer or an excellent investment property. Updated kitchen. Roof 2016. HWT 2016. Furnace 2014. AC 2015. Sewer line replaced from house to street in 2018. ADT Security System. New flooring in living room and dining room in 2020. Brand new garage door 2026. Front stairs resurfaced 2026. Amazing location, close to EVERYTHING. 10-15 min to downtown.

17. 2026-04-08
    listed $150,000 Active 816-char remark

    Show marketing remark (816 chars)

    The perfect home for the lover of the outdoors. Nice sized covered front porch, ideal for your morning coffee and all day people watching. Want something more private, there's a lovely back deck off of the kitchen, also covered and has sky lights. Huge concrete patio at the bottom of the deck stairs almost completely fenced in. 3 bedrooms with large closets. Tons of light throughout with newer Pella windows. This property would be the ideal home for a first time buyer or an excellent investment property. Updated kitchen. Roof 2016. HWT 2016. Furnace 2014. AC 2015. Sewer line replaced from house to street in 2018. ADT Security System. New flooring in living room and dining room in 2020. Brand new garage door 2026. Front stairs resurfaced 2026. Amazing location, close to EVERYTHING. 10-15 min to downtown.

18. 2020-05-05
    soldstatus $95,000
19. 2020-05-01
    status Under Contract 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

20. 2020-04-29
    soldstatus $95,000 Sold 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

21. 2020-03-11
    historical Contingent 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

22. 2020-01-21
    status Active 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

23. 2019-10-22
    historical Contingent 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

24. 2019-10-09
    price $99,900 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

25. 2019-08-06
    price $109,900 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

26. 2019-07-07
    price $114,900 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

27. 2019-06-03
    listed $119,900 Active 421-char remark

    Show marketing remark (421 chars)

    Immaculately maintained home in Brentwood! Close to everything. 10-15 minute drive to downtown. Large living and dining room on the first floor. Back porch area would be great for morning coffee or to relax after an exhausting workday. Plenty of functional upgrades: Newer Furnace (2014). New AC system (2015). New sewer installed from house to the street (2018). Newer Pella windows (2014). New hot water heater (2016).

ⓘ 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: $4,417 · $368/mo
• Projected year-2 tax: $4,417 · $368/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,260
• − Mortgage interest: −$7,562
• − Property taxes: −$4,417
• − Insurance: −$675
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,927
• Taxable loss: −$2,083
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $548/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: Brentwood Borough SD
• NCES district ID: 4204140
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $49,260
• Composite: 33.92/100
• National rank: #5341
• State rank: #357 of 539 in PA

Livability — Brentwood

• Score: 81/100
• State rank: #178
• US rank: #1479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, PA
• County: Allegheny County · 1,022,028 people
• City population: 28,460
• Metro: Pittsburgh, PA
• Population (ZIP): 28,460
• Household income: $75,448
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 780.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Asian 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Scotch-Irish 2% Slovak 1%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 89% English-only · Other Indo-European 6% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -92.53%
• Current HPI: 243.6383
• Rent YoY: ▲ 4.33%
• 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

+25.1% since first listed

13 events — show timeline

• 2026-05-06 Relisted — West Penn MLS
• 2026-04-24 Contingent — West Penn MLS
• 2026-04-08 Listed $150,000 West Penn MLS
• 2020-05-05 Sold (Public Records) $95,000 Public Records
• 2020-05-01 Pending — West Penn MLS
• 2020-04-29 Sold (MLS) $95,000 West Penn MLS
• 2020-03-11 Contingent — West Penn MLS
• 2020-01-21 Relisted — West Penn MLS
• 2019-10-22 Contingent — West Penn MLS
• 2019-10-09 Price Changed $99,900 West Penn MLS
• 2019-08-06 Price Changed $109,900 West Penn MLS
• 2019-07-07 Price Changed $114,900 West Penn MLS
• 2019-06-03 Listed $119,900 West Penn MLS

Property tax history

+5.0%/yr

Latest (2026): $4,417 · +4.6% YoY. Source: county tax records.