3512 Dauphin Ave · Brentwood, PA 15227

$64,900

3 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 14 Days on market

Built 1930 3,920 sqft lot

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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 +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious two story home with a large front covered porch and a one car detached garage. As you enter you will notice the cozy brick fireplace in the living room. Upstairs you will find all three bedrooms and the full bathroom. There is a full partially finished game room on the lower level with a bar, laundry area, built in shelving for additional storage, and a half bathroom. Finished walk up attic space. Minutes to Rt 51 and South Hills country club.

Key facts

• Front covered porch
• Minutes to rt 51
• Built in shelving

Tags

• FRONT COVERED PORCH
• COZY BRICK FIREPLACE
• BUILT IN SHELVING
• FINISHED WALK UP ATTIC SPACE
• MINUTES TO RT 51

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 19.9% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $65k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.31% ✓
• Cap rate: 19.86%
• Cash-on-cash: 48.47%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $226,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3512 Dauphin Ave	0.00mi	3/1.5	1,596 (0%)	1mo	$64,900	$41	99
112 Heathmore Ave	0.41mi	3/1.0	1,588 (-0%)	4mo	$235,000	$148	75
129 W Brentridge Ave	0.38mi	3/1.0	1,516 (-5%)	4mo	$251,000	$166	69
3196 Kestner Ave	0.26mi	4/1.5 (+1)	1,725 (+8%)	4mo	$216,000	$125	66
3116 Elroy Ave	0.51mi	3/1.5	1,502 (-6%)	4mo	$155,000	$103	63
228 Kaplan Ave	0.36mi	3/2.0	1,791 (+12%)	0mo	$254,000	$142	61
3128 Elroy Ave	0.49mi	3/1.0	1,718 (+8%)	5mo	$185,000	$108	58
4028 Cloverlea St	0.53mi	3/1.5	1,456 (-9%)	3mo	$280,000	$192	58
109 Burdine Ave	0.65mi	3/2.0	1,682 (+5%)	1mo	$275,000	$163	58
4048 Cloverlea St	0.56mi	3/1.0	1,364 (-14%)	0mo	$167,500	$123	48
4111 Tuxey Ave	0.74mi	3/1.5	1,424 (-11%)	1mo	$229,900	$161	47
2812 Brentwood Ave	0.70mi	4/2.0 (+1)	1,764 (+10%)	3mo	$194,500	$110	40

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: 47.5%
• Equity multiple: 3.11×
• Total profit: $38,284
• Equity at exit: $9,677

10-year hold

• IRR: 53.7%
• Equity multiple: 6.62×
• Total profit: $102,183
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $734

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 46%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
453 Greenlee Rd Pittsburgh, PA	3.0	1.0	1176	$1,495	$1.27	44d	1	0.33mi
3224 Bookman Ave Unit 1 Pittsburgh, PA	2.0	2.0	1207	$1,550	$1.28	44d	1	0.33mi
416 Jacobson Dr Brentwood, PA	2.0	1.0	1150	$1,050	$0.91	24d	1	0.50mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	4d	1	0.65mi
2811 Brownsville Rd Unit 4 Brentwood, PA	2.0	1.0	1250	$995	$0.80	44d	1	0.65mi
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	20d	1	0.66mi
2721 Pyramid Ave Pittsburgh, PA	3.0	1.0	1560	$1,550	$0.99	8d	1	0.76mi
2940 Brevard Ave Pittsburgh, PA	3.0	1.5	1176	$1,475	$1.25	44d	1	0.80mi
2769 Churchview Ave Unit 9 Pittsburgh, PA	2.0	1.0	1200	$1,095	$0.91	44d	1	0.81mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	8d	44	0.86mi
3341 Recker Dr Pittsburgh, PA	3.0	2.0	1174	$1,750	$1.49	24d	1	1.02mi
100 White Hampton Ln Pittsburgh, PA	1.0–2.0	1.0–2.0	867	$1,720	$1.98	2d	19	1.18mi
2355 Glenbury St Pittsburgh, PA	4.0	2.0	1350	$2,300	$1.70	4d	1	1.35mi
103 Paddock Ln Pittsburgh, PA	3.0	2.0	2100	$2,299	$1.09	2d	1	1.41mi
1310 Martha St Pittsburgh, PA	3.0	1.0	1061	$1,050	$0.99	12d	1	1.45mi

Listing history 4 events

1. 2026-03-18
   status Pending
2. 2026-03-09
   historical Contingent
3. 2026-03-03
   listed $64,900 Active
4. 1977-04-05
   soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,962
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$1,888
• Taxable income: $8,267
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $6,824/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

+116.3% since first listed

4 events — show timeline

• 2026-03-18 Pending — West Penn MLS
• 2026-03-09 Contingent — West Penn MLS
• 2026-03-03 Listed $64,900 West Penn MLS
• 1977-04-05 Sold (Public Records) $30,000 Public Records

Property tax history

+4.8%/yr

Latest (2026): $4,966 · +31.6% YoY. Source: county tax records.