2467 Ankeny Dr · Allison Park, PA 15044

$275,000

3 bd · 1.5 ba · 1,792 sqft · SingleFamily public records · 71 Days on market

Built 1930 0.32 ac lot $153/sqft · 20% below area Est $343k · 20% under

---

Why this score? — see what drove the D 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 +8.6/30.0
• Schools +6.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2467 Ankeny Drive, located in Hampton Township! Nestled at the end of a serene private lane, this beautifully refreshed home offers the perfect blend of seclusion, yet close to all of the amenities you could need. The property has been thoughtfully updated to provide a move-in-ready & make it your own experience for its next owners. The home has been newly painted in a neutral palette, with new carpeting upstairs, creating a bright and warm atmosphere throughout. The spacious, private back yard offers endless possibilities for gardening, outdoor entertaining, creating your own private playground, or just your peaceful morning coffee or evening glass of wine. .. . & plenty of room for the dogs to run!

Key facts

• New carpeting
• Private back yard
• Move in ready

Tags

• MOVE IN READY
• NEWLY PAINTED
• NEW CARPETING
• PRIVATE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (27.8% below list).
• Recommended offer: $199k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.9% in Allison Park — 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 74/100 on livability (#509 in PA, #4,653 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Hampton Township SD (suburban): math 67% / reading 83% proficiency, ranked #13 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Central El Sch (math 74% / reading 86%, grade A+, #47 of 1,518 statewide, top 3%, 435 students, 10% FRL); Hampton Ms (math 53% / reading 81%, grade A-, #17 of 512 statewide, top 4%, 633 students, 17% FRL); Hampton Hs (math 87%, 900 students, 13% FRL).
• Market conditions: 120 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $89k; list at $275k implies a 210% 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 $198,674 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.71%
• DSCR: 0.84
• GRM: 11.5

CMA / ARV

• ARV (median comp): $342,988
• List price: $275,000
• Delta: -19.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 Banks School Rd	0.25mi	4/2.0 (+1)	1,800 (+0%)	17mo	$318,000	$177	66
4907 Oakhurst Ave	0.46mi	3/2.5	1,871 (+4%)	2mo	$600,000	$321	65
2589 Stone Chip Dr	0.60mi	3/2.5	1,713 (-4%)	1mo	$435,000	$254	60
2432 W Hardies Rd	0.62mi	3/2.0	1,690 (-6%)	5mo	$330,000	$195	56
2609 Lah Rd	0.55mi	3/1.0	1,539 (-14%)	2mo	$265,000	$172	47
4666 Sylvan Dr	0.67mi	4/3.0 (+1)	1,896 (+6%)	16mo	$380,000	$200	35

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-59,738
• Equity at exit: $41,003

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-71,636
• Equity at exit: $23,777

Cash invested: $77,000 (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 15044

• Home prices YoY: -32.6%
• Active inventory: 120
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$251 /mo · $3,008/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-238

Break-even live

Break-even rent $2,288

Max offer price $232,982

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-160	+0% $-238	+5% $-316	+10% $-394
Rent	-10% $-395	-5% $-316	+0% $-238	+5% $-159	+10% $-81
Rate	-1.0pp $-99	-0.5pp $-168	base $-238	+0.5pp $-309	+1.0pp $-382

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2735 Westminster Cir Allison Park, PA	1.0–3.0	1.0–2.5	950	$2,000	$2.11	0d	1	0.95mi
5246 Richland Rd Gibsonia, PA	3.0	1.0	1230	$2,000	$1.63	0d	1	1.43mi
4432 Laurel Oak Dr Allison Park, PA	2.0	1.5	1364	$1,960	$1.44	25d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $275,000 Active 71 DOM
2. 2026-06-18
   days on market $275,000 Active 68 DOM
3. 2026-06-17
   days on market $275,000 Active 67 DOM
4. 2026-06-16
   days on market $275,000 Active 66 DOM
5. 2026-06-15
   days on market $275,000 Active 65 DOM
6. 2026-06-13
   days on market $275,000 Active 63 DOM
7. 2026-06-09
   days on market $275,000 Active 59 DOM
8. 2026-06-08
   days on market $275,000 Active 58 DOM
9. 2026-06-07
   days on market $275,000 Active 57 DOM
10. 2026-06-05
    days on market $275,000 Active 54 DOM
11. 2026-06-03
    days on market $275,000 Active 53 DOM
12. 2026-06-02
    days on market $275,000 Active 52 DOM
13. 2026-06-01
    days on market $275,000 Active 51 DOM
14. 2026-05-31
    days on market $275,000 Active 50 DOM
15. 2026-04-06
    listed $275,000 Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to 2467 Ankeny Drive, located in Hampton Township! Nestled at the end of a serene private lane, this beautifully refreshed home offers the perfect blend of seclusion, yet close to all of the amenities you could need. The property has been thoughtfully updated to provide a move-in-ready & make it your own experience for its next owners. The home has been newly painted in a neutral palette, with new carpeting upstairs, creating a bright and warm atmosphere throughout. The spacious, private back yard offers endless possibilities for gardening, outdoor entertaining, creating your own private playground, or just your peaceful morning coffee or evening glass of wine. .. . & plenty of room for the dogs to run!

16. 2001-06-20
    soldstatus $88,700

ⓘ 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: $3,008 · $251/mo
• Projected year-2 tax: $3,676 · $306/mo
• Expected delta: +$669/yr (+$56/mo · 22.2%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,841
• − Mortgage interest: −$15,404
• − Property taxes: −$3,008
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$8,000
• Taxable loss: −$7,761
• Est. tax savings @ 24.0%: +$1,863
• After-tax cash flow: $-992/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: Hampton Township SD
• NCES district ID: 4211400
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 83% ▼ -4.00%
• Median HH income: $80,605
• Composite: 66.38/100
• National rank: #423
• State rank: #13 of 539 in PA

Livability — Allison Park

• Score: 74/100
• State rank: #509
• US rank: #4653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,036
• Population (ZIP): 27,844

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 3%
• Common ancestry: Romanian 7% Serbian 3% Slovak 2%
• Foreign-born: 4% · China, Canada
• Languages at home: 96% English-only · 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: ▼ -130.02%
• Current HPI: 268.5433
• Rent YoY: —
• Metro: —
• 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

+210.0% since first listed

2 events — show timeline

• 2026-04-06 Listed $275,000 West Penn MLS
• 2001-06-20 Sold (Public Records) $88,700 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,008 · +2.8% YoY. Source: county tax records.