208 11th St · Aspinwall, PA 15215

$129,900

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 49 Days on market

Built 1900 22 ac lot $100/sqft · 61% below area ↓ 5% since listing

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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 +24.5/30.0
• 1% rule +8.9/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +4.4/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is a two- car garage with work- space on the first floor. The second floor is a two-bedroom laundry in the unit. The rent is $975 plus gas and electric. The owner pays for water, sewer and trash removal. We need to give a 24-hr. notice to the second floor for showings.

Key facts

• 22 acre lot
• Garage
• Built 1900

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Attached garage; Built-in parking
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Lot dimensions approximately 60 x 120

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating with hot water system; Wall/window air conditioning units
• Interior features: Screens on windows; Basement present
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 88/100 on livability (#39 in PA, #224 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: schools C-.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 8 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 6.0

CMA / ARV

• ARV (median comp): $339,240
• List price: $129,900
• Delta: -61.71%
• 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
208 11th St	0.00mi	2/1.0	1,325 (+2%)	0mo	$123,500	$93	92
401 Valley Dr	0.15mi	2/2.0	1,480 (+14%)	5mo	$503,000	$340	65
210 Center Ave	0.43mi	3/1.5 (+1)	1,324 (+2%)	7mo	$325,000	$245	64
407 Center	0.34mi	3/1.5 (+1)	1,400 (+8%)	2mo	$445,000	$318	62
902 Delafield Rd	0.57mi	3/2.0 (+1)	1,334 (+3%)	6mo	$421,700	$316	59
300 S Pasadena Dr	0.51mi	2/1.5	1,228 (-5%)	11mo	$365,265	$297	57
113 4th St	0.35mi	2/1.5	1,252 (-3%)	23mo	$388,500	$310	57
307 Highland Ter	0.31mi	3/2.0 (+1)	1,377 (+6%)	20mo	$268,041	$195	53
108 W Marshall Dr	0.72mi	2/2.0	1,371 (+6%)	5mo	$325,000	$237	52
122 22nd St	0.68mi	3/1.5 (+1)	1,388 (+7%)	2mo	$199,900	$144	47
215 Virginia Ave	0.52mi	3/1.5 (+1)	1,443 (+11%)	10mo	$329,000	$228	41
116 1st St	0.52mi	3/2.0 (+1)	1,120 (-14%)	18mo	$295,000	$263	33

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 · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $262
• Equity at exit: $19,369

10-year hold

• IRR: 12.5%
• Equity multiple: 2.12×
• Total profit: $40,758
• Equity at exit: $11,231

Cash invested: $36,372 (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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$681
• Tax from tax record: −$430 /mo · $5,155/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $266

Break-even live

Break-even rent $1,475

Max offer price $129,900

Occupancy floor 80%

Sensitivity live

Price	-10% $340	-5% $303	+0% $266	+5% $229	+10% $193
Rent	-10% $123	-5% $195	+0% $266	+5% $338	+10% $409
Rate	-1.0pp $331	-0.5pp $299	base $266	+0.5pp $232	+1.0pp $198

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Guyasuta Rd Apt 7 Pittsburgh, PA	2.0	2.0	1400	$2,000	$1.43	24d	1	0.11mi
514 Guyasuta Rd Unit 2 Pittsburgh, PA	2.0	1.0	875	$1,050	$1.20	24d	1	0.11mi
131 5th St Unit Na Pittsburgh, PA	2.0	1.5	1840	$1,800	$0.98	44d	1	0.29mi
307 Highland Ter Pittsburgh, PA	3.0	2.0	1450	$4,000	$2.76	5d	1	0.30mi
133 2nd St Unit 1 Aspinwall, PA	2.0	1.0	875	$1,300	$1.49	44d	1	0.44mi
416 Virginia Ave Pittsburgh, PA	2.0	2.5	1360	$2,500	$1.84	44d	1	0.44mi
209 Mary St Sharpsburg, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	1.23mi
207 Mary St Sharpsburg, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	1.23mi

Listing history 15 events

1. 2026-06-17
   status $129,900 Pending 49 DOM
2. 2026-06-17
   days on market $129,900 Contingent 49 DOM
3. 2026-06-16
   days on market $129,900 Contingent 48 DOM
4. 2026-06-15
   days on market $129,900 Contingent 47 DOM
5. 2026-06-13
   days on market $129,900 Contingent 45 DOM
6. 2026-06-09
   days on market $129,900 Contingent 41 DOM
7. 2026-06-08
   days on market $129,900 Contingent 40 DOM
8. 2026-06-07
   days on market $129,900 Contingent 39 DOM
9. 2026-06-03
   days on market $129,900 Contingent 35 DOM
10. 2026-06-02
    days on market $129,900 Contingent 34 DOM
11. 2026-06-01
    days on market $129,900 Contingent 33 DOM
12. 2026-05-31
    days on market $129,900 Contingent 32 DOM
13. 2026-05-14
    historical Contingent 283-char remark
14. 2026-05-01
    status Active 283-char remark
15. 2026-04-24
    listed $129,900 Active 283-char remark

ⓘ 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: $5,155 · $430/mo
• Projected year-2 tax: $5,155 · $430/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 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,737
• − Mortgage interest: −$7,276
• − Property taxes: −$5,155
• − Insurance: −$650
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$3,779
• Taxable income: $1,399
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,857/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Aspinwall

• Score: 88/100
• State rank: #39
• US rank: #224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aspinwall, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,907
• Household income: $99,071
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 311.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 2% Chinese 2% Other Indo-European 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: ▼ -171.68%
• Current HPI: 284.7359
• Rent YoY: ▲ 5.24%
• 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

-4.9% since first listed

5 events — show timeline

• 2026-06-17 Pending — West Penn MLS
• 2026-06-15 Sold (MLS) $123,500 West Penn MLS
• 2026-05-14 Contingent — West Penn MLS
• 2026-05-01 Relisted — West Penn MLS
• 2026-04-24 Listed $129,900 West Penn MLS

Property tax history

+2.1%/yr

Latest (2026): $5,155 · +1.4% YoY. Source: county tax records.