645 Illinois Ave · Braddock Hills, PA 15221

$70,000

3 bd · 1.5 ba · 1,672 sqft · SingleFamily public records · 162 Days on market

Built 1930 6,499 sqft lot $42/sqft · 67% below area ↓ 25% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come visit, then make it your home. This well-priced, mid-sized two-story residence offers approximately 1,672 sq. ft. of living space with 3 bedrooms and 2 bathrooms (one full, one half). The home features central heating and cooling and sits on a spacious ~6,500 sq. ft. lot near Woodland Hills High School. Enjoy convenient access to Frick Park just 2.5 miles away and Downtown Pittsburgh only 8 miles to the west, along with frequent visits from backyard wildlife.

Key facts

• Spacious lot
• 6,499 sq ft lot
• Parking

Tags

• CENTRAL HEATING AND COOLING
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#239 in PA, #2,065 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment D-.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 2.29% ✓
• Cap rate: 17.79%
• Cash-on-cash: 41.06%
• DSCR: 2.83
• GRM: 3.6

CMA / ARV

• ARV (median comp): $210,595
• List price: $70,000
• Delta: -66.76%
• 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
1500 Brinton Rd	0.43mi	3/1.5	1,600 (-4%)	4mo	$100,000	$63	70
638 Cascade Rd	0.56mi	3/1.5	1,725 (+3%)	1mo	$337,000	$195	68
226 Lobinger Ave	0.47mi	4/2.0 (+1)	1,696 (+1%)	3mo	$75,525	$45	66
975 Illinois Ave	0.30mi	3/2.5	1,500 (-10%)	2mo	$250,000	$167	63
419 Burlington Rd	0.37mi	4/1.5 (+1)	1,824 (+9%)	1mo	$310,000	$170	61
122 N Holland Ave	0.70mi	3/1.0	1,620 (-3%)	0mo	$52,000	$32	60
211 Division St	0.65mi	3/1.0	1,596 (-4%)	4mo	$13,500	$8	56
203 Washington Rd	0.59mi	3/1.5	1,530 (-8%)	3mo	$301,000	$197	56
1237 Circle Dr	0.62mi	4/2.0 (+1)	1,740 (+4%)	2mo	$160,000	$92	56
38 Roxbury Rd	0.48mi	3/2.5	1,496 (-10%)	4mo	$250,000	$167	53
813 3rd St	0.50mi	4/1.0 (+1)	1,472 (-12%)	1mo	$14,999	$10	48
7654 Highland Ave	0.63mi	4/1.0 (+1)	1,558 (-7%)	5mo	$87,500	$56	48

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.68×
• Total profit: $32,862
• Equity at exit: $10,437

10-year hold

• IRR: 45.7%
• Equity multiple: 5.58×
• Total profit: $89,839
• Equity at exit: $6,052

Cash invested: $19,600 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$367
• Tax from tax record: −$200 /mo · $2,401/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $671

Break-even live

Break-even rent $755

Max offer price $70,000

Occupancy floor 53%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	0.64mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	0.64mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	7d	1	0.66mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	0.80mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	0.80mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	0.85mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	0.97mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	3d	1	0.98mi
481 Filmore Rd Pittsburgh, PA	3.0	1.5	1165	$1,700	$1.46	7d	1	0.98mi
539 Atlantic Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$995	$0.83	44d	1	1.03mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	3d	15	1.09mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	1.23mi
227 Parklane Dr Unit Parklane Dr unit North Braddock, PA	3.0	1.0	1107	$1,500	$1.36	12d	1	1.24mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	1	1.36mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	44d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 162 DOM
2. 2026-06-17
   days on market $70,000 Active 161 DOM
3. 2026-06-16
   days on market $70,000 Active 160 DOM
4. 2026-06-15
   days on market $70,000 Active 159 DOM
5. 2026-06-13
   days on market $70,000 Active 157 DOM
6. 2026-06-09
   pricedays on market $70,000 Active 153 DOM
7. 2026-06-08
   days on market $75,000 Active 152 DOM
8. 2026-06-07
   days on market $75,000 Active 151 DOM
9. 2026-06-05
   days on market $75,000 Active 148 DOM
10. 2026-06-03
    days on market $75,000 Active 147 DOM
11. 2026-06-02
    days on market $75,000 Active 146 DOM
12. 2026-06-01
    days on market $75,000 Active 145 DOM
13. 2026-05-31
    days on market $75,000 Active 144 DOM
14. 2026-04-14
    price $75,000 468-char remark

    Show marketing remark (468 chars)

    Come visit, then make it your home. This well-priced, mid-sized two-story residence offers approximately 1,672 sq. ft. of living space with 3 bedrooms and 2 bathrooms (one full, one half). The home features central heating and cooling and sits on a spacious ~6,500 sq. ft. lot near Woodland Hills High School. Enjoy convenient access to Frick Park just 2.5 miles away and Downtown Pittsburgh only 8 miles to the west, along with frequent visits from backyard wildlife.

15. 2026-02-24
    status Active 468-char remark

    Show marketing remark (468 chars)

    Come visit, then make it your home. This well-priced, mid-sized two-story residence offers approximately 1,672 sq. ft. of living space with 3 bedrooms and 2 bathrooms (one full, one half). The home features central heating and cooling and sits on a spacious ~6,500 sq. ft. lot near Woodland Hills High School. Enjoy convenient access to Frick Park just 2.5 miles away and Downtown Pittsburgh only 8 miles to the west, along with frequent visits from backyard wildlife.

16. 2026-02-16
    historical Contingent 468-char remark

    Show marketing remark (468 chars)

    Come visit, then make it your home. This well-priced, mid-sized two-story residence offers approximately 1,672 sq. ft. of living space with 3 bedrooms and 2 bathrooms (one full, one half). The home features central heating and cooling and sits on a spacious ~6,500 sq. ft. lot near Woodland Hills High School. Enjoy convenient access to Frick Park just 2.5 miles away and Downtown Pittsburgh only 8 miles to the west, along with frequent visits from backyard wildlife.

17. 2026-02-14
    status Active 468-char remark

    Show marketing remark (468 chars)

    Come visit, then make it your home. This well-priced, mid-sized two-story residence offers approximately 1,672 sq. ft. of living space with 3 bedrooms and 2 bathrooms (one full, one half). The home features central heating and cooling and sits on a spacious ~6,500 sq. ft. lot near Woodland Hills High School. Enjoy convenient access to Frick Park just 2.5 miles away and Downtown Pittsburgh only 8 miles to the west, along with frequent visits from backyard wildlife.

18. 2026-02-06
    historical Contingent 468-char remark

    Show marketing remark (468 chars)

    Come visit, then make it your home. This well-priced, mid-sized two-story residence offers approximately 1,672 sq. ft. of living space with 3 bedrooms and 2 bathrooms (one full, one half). The home features central heating and cooling and sits on a spacious ~6,500 sq. ft. lot near Woodland Hills High School. Enjoy convenient access to Frick Park just 2.5 miles away and Downtown Pittsburgh only 8 miles to the west, along with frequent visits from backyard wildlife.

19. 2026-01-07
    listed $100,000 Active 468-char remark

    Show marketing remark (468 chars)

    Come visit, then make it your home. This well-priced, mid-sized two-story residence offers approximately 1,672 sq. ft. of living space with 3 bedrooms and 2 bathrooms (one full, one half). The home features central heating and cooling and sits on a spacious ~6,500 sq. ft. lot near Woodland Hills High School. Enjoy convenient access to Frick Park just 2.5 miles away and Downtown Pittsburgh only 8 miles to the west, along with frequent visits from backyard wildlife.

ⓘ 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: $2,401 · $200/mo
• Projected year-2 tax: $2,401 · $200/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 ≥98°F today · 16 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: $19,245
• − Mortgage interest: −$3,921
• − Property taxes: −$2,401
• − Insurance: −$350
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$2,036
• Taxable income: $7,457
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $6,258/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Braddock Hills

• Score: 79/100
• State rank: #239
• US rank: #2065

Category grades

Amenities F Commute A+ 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: Braddock Hills, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

-25.0% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $75,000 West Penn MLS
• 2026-02-24 Relisted — West Penn MLS
• 2026-02-16 Contingent — West Penn MLS
• 2026-02-14 Relisted — West Penn MLS
• 2026-02-06 Contingent — West Penn MLS
• 2026-01-07 Listed $100,000 West Penn MLS

Property tax history

+4.9%/yr

Latest (2026): $2,401 · +3.1% YoY. Source: county tax records.