169 Suncrest Dr · Penn Hills, PA 15147

$135,000

3 bd · 1.5 ba · 950 sqft · SingleFamily public records · 54 Days on market

Built 1960 7,274 sqft lot $142/sqft · 11% below area Est $152k · 11% 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).

• Cash flow +21.1/30.0
• ARV discount +12.6/15.0
• DSCR +6.7/10.0
• 1% rule +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

169 Suncrest Drive - a first time homebuyer or investor's opportunity to add value and reap benefits in the Verona market of Penn Hills. This ranch is move-in ready and has room for upgrades. It is placed on a quiet and maintained street with a newer water heater and furnace (Feb 2023), integral garage, 3 bedrooms and 1 bathroom. Start building wealth today!

Key facts

• Newer furnace
• Integral garage
• Newer water heater

Tags

• QUIET MAINTAINED STREET
• NEWER WATER HEATER
• NEWER FURNACE
• INTEGRAL GARAGE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Brick construction; Shake roof
• Exterior features: Lot approximately 75 x 97 feet

Interior

• Kitchen: Cooktop; Some gas appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Wall/window cooling units
• Interior features: Screens on windows; Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 54 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $135k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.4

CMA / ARV

• ARV (median comp): $152,317
• List price: $135,000
• Delta: -11.37%
• 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
157 Suncrest Dr	0.04mi	3/2.0	950 (0%)	10mo	$188,000	$198	88
149 Eastminster Dr	0.18mi	3/2.0	960 (+1%)	4mo	$110,500	$115	84
134 Jeanette Dr	0.23mi	3/1.0	1,008 (+6%)	2mo	$143,000	$142	75
502 Bon Air Rd	0.57mi	3/2.0	922 (-3%)	2mo	$129,000	$140	65
8056 Lincoln Rd	0.50mi	3/1.0	952 (+0%)	13mo	$133,500	$140	63
101 Selvin Dr	0.31mi	3/1.5	1,079 (+14%)	8mo	$224,900	$208	56
7729 Mark Dr	0.59mi	2/2.0 (-1)	950 (0%)	12mo	$197,000	$207	56
8086 Aber Rd	0.20mi	3/2.0	1,066 (+12%)	15mo	$206,000	$193	56
2023 Palm Ave	0.72mi	2/1.5 (-1)	962 (+1%)	12mo	$168,000	$175	49
7735 Mount Carmel Rd	0.61mi	3/1.5	1,047 (+10%)	8mo	$75,000	$72	48
10085 Grandview Ave	0.60mi	2/1.0 (-1)	1,047 (+10%)	8mo	$148,000	$141	41
7765 Jane St	0.61mi	3/1.0	1,053 (+11%)	16mo	$150,000	$142	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-9,506
• Equity at exit: $20,129

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $7,843
• 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 15147

• Home prices YoY: -26.0%
• Active inventory: 64
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$708
• Tax from tax record: −$244 /mo · $2,932/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $193

Break-even live

Break-even rent $1,277

Max offer price $135,000

Occupancy floor 82%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	0.36mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	7d	1	0.41mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	43d	1	0.68mi
2700 Robinson Blvd Penn Hills, PA	1.0–2.0	1.0	660	$1,100	$1.67	1d	3	0.81mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	43d	1	0.90mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	1.14mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	17d	1	1.19mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	1.24mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	1.24mi
8 Riverside Ct Pittsburgh, PA	3.0	1.0	1015	$1,350	$1.33	23d	1	1.31mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	7d	2	1.46mi
1426 Homestead Rd Unit 3 Verona, PA	3.0	1.0	1000	$1,499	$1.50	12d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 54 DOM
2. 2026-06-17
   days on market $135,000 Active 53 DOM
3. 2026-06-16
   days on market $135,000 Active 52 DOM
4. 2026-06-15
   days on market $135,000 Active 51 DOM
5. 2026-06-13
   days on market $135,000 Active 49 DOM
6. 2026-06-13
   days on market $135,000 Active 48 DOM
7. 2026-06-09
   days on market $135,000 Active 45 DOM
8. 2026-06-08
   days on market $135,000 Active 44 DOM
9. 2026-06-07
   days on market $135,000 Active 43 DOM
10. 2026-06-05
    days on market $135,000 Active 40 DOM
11. 2026-06-03
    days on market $135,000 Active 39 DOM
12. 2026-06-02
    days on market $135,000 Active 38 DOM
13. 2026-06-01
    days on market $135,000 Active 37 DOM
14. 2026-05-31
    days on market $135,000 Active 36 DOM
15. 2026-04-21
    listed $135,000 Active 360-char remark
16. 1994-06-20
    soldstatus $52,000
17. 1984-04-06
    soldstatus $36,900

ⓘ 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: $2,932 · $244/mo
• Projected year-2 tax: $2,932 · $244/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 6 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,253
• − Mortgage interest: −$7,562
• − Property taxes: −$2,932
• − Insurance: −$675
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,927
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,261/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Penn Hills

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): 15,798
• Household income: $66,757
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 511.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -87.47%
• Current HPI: 249.3773
• Rent YoY: —
• 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

+265.9% since first listed

3 events — show timeline

• 2026-04-21 Listed $135,000 West Penn MLS
• 1994-06-20 Sold (Public Records) $52,000 Public Records
• 1984-04-06 Sold (Public Records) $36,900 Public Records

Property tax history

+2.5%/yr

Latest (2026): $2,932 · +0.0% YoY. Source: county tax records.