9215 Vantine St · Penn Hills, PA 15235

$140,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 35 Days on market

Built 1936 5,998 sqft lot $107/sqft · 12% below area Est $159k · 12% under

---

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 +12.8/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained three bedroom home located in Penn Hills. Walk into hard wood flooring living room as you enter through a spacious, covered, front porch. Huge kitchen with additional eat-in space or storage space. Spacious master bedroom. Full bathroom on main level. Newer roof and furnace, updated electrical panel. Completely flat backyard with a patio space. One car integral garage with a driveway and additional parking pad that can park an additional three cars. Walking distance to bus stop and amenities.

Key facts

• Fresh paint
• Remodeled kitchen
• Refreshed bathroom

Tags

• REMODELED KITCHEN
• UPDATED FLOORING
• FRESH PAINT
• REFRESHED BATHROOM
• SPACIOUS BEDROOMS
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Built-in parking; Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Public transportation access

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Walk-up basement; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (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: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago 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.
• Current owner paid $4k; list at $140k implies a 3633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1936 — 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: 1.10% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (median comp): $158,624
• List price: $140,000
• Delta: -11.74%
• 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
108 Lavern St	0.05mi	3/1.5	1,176 (-10%)	4mo	$175,000	$149	75
2036 Sampson St	0.25mi	3/2.0	1,218 (-7%)	1mo	$162,000	$133	72
711 Gaywood Dr	0.45mi	3/1.5	1,264 (-4%)	2mo	$242,000	$191	69
139 Howard St	0.17mi	3/1.0	1,160 (-12%)	5mo	$105,000	$91	68
9611 Emerson St	0.15mi	3/1.0	1,120 (-15%)	1mo	$75,000	$67	68
162 Conestoga Rd	0.26mi	3/2.0	1,435 (+9%)	4mo	$185,500	$129	65
3012 Crab Hollow Rd	0.44mi	3/2.0	1,372 (+4%)	4mo	$131,000	$95	65
202 Duffield Ave	0.59mi	2/1.5 (-1)	1,350 (+3%)	2mo	$145,000	$107	59
812 Parkway Ave	0.72mi	2/1.5 (-1)	1,269 (-3%)	2mo	$180,000	$142	52
310 Mccutcheon Ln	0.52mi	3/2.0	1,163 (-12%)	5mo	$70,000	$60	48
35 Verona Rd	0.39mi	2/1.0 (-1)	1,122 (-15%)	5mo	$24,900	$22	48
2339 Collins Rd	0.70mi	3/2.0	1,468 (+12%)	3mo	$257,000	$175	42

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,303
• Equity at exit: $20,874

10-year hold

• IRR: 12.8%
• Equity multiple: 2.24×
• Total profit: $48,661
• Equity at exit: $12,105

Cash invested: $39,200 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$734
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $201

Break-even live

Break-even rent $1,287

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.19mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	0.45mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	0.51mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	0.52mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	0.54mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	24d	1	0.61mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	0.62mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	44d	1	0.69mi
8606 Westwood Rd Pittsburgh, PA	4.0	1.0	1596	$1,425	$0.89	44d	1	0.78mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	44d	1	0.78mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	24d	1	0.82mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	7d	2	0.88mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	17d	1	0.95mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	44d	1	0.96mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	0.97mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	3d	1	1.04mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	14d	1	1.06mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	2d	1	1.08mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	1.10mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	1.13mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	1.13mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	7d	1	1.17mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	44d	1	1.23mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	24d	1	1.28mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	44d	1	1.37mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	1.38mi
11843 Joan Dr Pittsburgh, PA	3.0	1.0	1144	$1,500	$1.31	4d	1	1.45mi
209 Briarwood Dr Pittsburgh, PA	3.0	2.0	1080	$1,500	$1.39	24d	1	1.46mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	44d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $140,000 Active 35 DOM
2. 2026-06-17
   days on market $140,000 Active 34 DOM
3. 2026-06-16
   days on market $140,000 Active 33 DOM
4. 2026-06-15
   days on market $140,000 Active 32 DOM
5. 2026-06-13
   days on market $140,000 Active 30 DOM
6. 2026-06-13
   days on market $140,000 Active 29 DOM
7. 2026-06-09
   days on market $140,000 Active 26 DOM
8. 2026-06-08
   days on market $140,000 Active 25 DOM
9. 2026-06-07
   days on market $140,000 Active 24 DOM
10. 2026-06-05
    days on market $140,000 Active 21 DOM
11. 2026-06-03
    days on market $140,000 Active 20 DOM
12. 2026-06-02
    days on market $140,000 Active 19 DOM
13. 2026-06-01
    days on market $140,000 Active 18 DOM
14. 2026-06-01
    status $140,000 Active 17 DOM
15. 2026-05-31
    days on market $140,000 Contingent 17 DOM
16. 2026-05-14
    listed $140,000 Active 899-char remark
17. 2026-04-08
    historical Expired 513-char remark

    Show marketing remark (513 chars)

    Well maintained three bedroom home located in Penn Hills. Walk into hard wood flooring living room as you enter through a spacious, covered, front porch. Huge kitchen with additional eat-in space or storage space. Spacious master bedroom. Full bathroom on main level. Newer roof and furnace, updated electrical panel. Completely flat backyard with a patio space. One car integral garage with a driveway and additional parking pad that can park an additional three cars. Walking distance to bus stop and amenities.

18. 2025-10-30
    listed $120,000 Active 513-char remark

    Show marketing remark (513 chars)

    Well maintained three bedroom home located in Penn Hills. Walk into hard wood flooring living room as you enter through a spacious, covered, front porch. Huge kitchen with additional eat-in space or storage space. Spacious master bedroom. Full bathroom on main level. Newer roof and furnace, updated electrical panel. Completely flat backyard with a patio space. One car integral garage with a driveway and additional parking pad that can park an additional three cars. Walking distance to bus stop and amenities.

19. 2009-04-27
    price $14,900

    Show marketing remark (176 chars)

    Sold as is. Buyer resp for all permits, tests & insps. LA to hold hand money. Taxes & lot size est. www. DarliWalker.com for offer instructions. REFER TO ADDENDUM T

20. 2009-04-27
    soldstatus $3,750

    Show marketing remark (176 chars)

    Sold as is. Buyer resp for all permits, tests & insps. LA to hold hand money. Taxes & lot size est. www. DarliWalker.com for offer instructions. REFER TO ADDENDUM T

21. 2009-03-18
    listed $3,750

    Show marketing remark (176 chars)

    Sold as is. Buyer resp for all permits, tests & insps. LA to hold hand money. Taxes & lot size est. www. DarliWalker.com for offer instructions. REFER TO ADDENDUM T

22. 2008-10-30
    soldstatus $7,961
23. 1991-11-20
    soldstatus $16,500

ⓘ 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: $2,694 · $224/mo
• Projected year-2 tax: $2,694 · $224/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
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,503
• − Mortgage interest: −$7,842
• − Property taxes: −$2,694
• − Insurance: −$700
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$4,073
• Taxable income: $234
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,357/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): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

+748.5% since first listed

10 events — show timeline

• 2026-05-31 Relisted — West Penn MLS
• 2026-05-22 Contingent — West Penn MLS
• 2026-05-14 Listed $140,000 West Penn MLS
• 2026-04-08 Delisted — West Penn MLS
• 2025-10-30 Listed $120,000 West Penn MLS
• 2009-04-27 Sold (MLS) $3,750 West Penn MLS
• 2009-04-27 Price Changed $14,900 West Penn MLS
• 2009-03-18 Listed $3,750 West Penn MLS
• 2008-10-30 Sold (Public Records) $7,961 Public Records
• 1991-11-20 Sold (Public Records) $16,500 Public Records

Property tax history

+2.5%/yr

Latest (2026): $2,694 · +0.0% YoY. Source: county tax records.