169 Keefer Dr · Monroeville, PA 15235

$135,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 5 Days on market

Built 1956 6,499 sqft lot Est $125k · 8% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Rent growth +4.4/5.0
• ARV discount +3.9/15.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL BRICK RANCH IN MOVE-IN COND!REAR COVERED/ENC. PORCH!LEVEL/TERRACED YARD!CUL- DE-SAC!HOME WARRANTY!

Key facts

• Screened in porch
• Large picture window
• Eat in kitchen

Tags

• RANCH STYLE HOME
• LARGE PICTURE WINDOW
• EAT IN KITCHEN
• SCREENED IN PORCH
• FINISHED LOWER LEVEL
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Attached garage with built-in features and garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Brick construction
• Construction: Brick exterior; Has home warranty
• Exterior features: Public transportation access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Some gas appliances
• Bedrooms: Bedroom on main level (12 x 8); Bedroom on main level (12 x 11)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Window treatments throughout; Interior entry basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads 77/100 on livability (#358 in PA, #3,140 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $58k; list at $135k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1956 — 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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $124,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 S Joslyn Dr	0.11mi	3/1.0	988 (+0%)	2mo	$88,000	$89	93
115 Keefer Dr	0.14mi	3/1.0	936 (-5%)	6mo	$70,000	$75	80
388 Collins Dr	0.44mi	3/1.5	972 (-1%)	3mo	$155,000	$159	73
204 Keefer Dr	0.06mi	2/1.5 (-1)	936 (-5%)	12mo	$100,000	$107	72
951 Universal Rd	0.44mi	3/1.0	941 (-4%)	4mo	$105,000	$112	69
27 N Joslyn	0.34mi	2/1.0 (-1)	934 (-5%)	13mo	$125,000	$134	60
308 Anthon Dr	0.50mi	2/1.0 (-1)	950 (-4%)	11mo	$110,000	$116	56
230 Idlewood Rd	0.52mi	2/1.5 (-1)	1,062 (+8%)	2mo	$135,000	$127	54
220 Idlewood Rd	0.52mi	3/1.0	1,058 (+8%)	13mo	$146,000	$138	52
186 Mckenzie Dr	0.60mi	3/2.0	1,050 (+7%)	10mo	$235,000	$224	49
529 Guylyn Dr	0.52mi	3/1.5	875 (-11%)	13mo	$135,000	$154	45
105 Clay Dr	0.69mi	3/2.0	1,080 (+10%)	7mo	$92,500	$86	41

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,527
• Equity at exit: $20,129

10-year hold

• IRR: 16.0%
• Equity multiple: 2.59×
• Total profit: $59,978
• 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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$708
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $281

Break-even live

Break-even rent $1,177

Max offer price $135,000

Occupancy floor 77%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
279 Hazel Rd Pittsburgh, PA	3.0	1.0	1080	$1,732	$1.60	43d	1	0.50mi
154 Collins Dr Pittsburgh, PA	3.0	1.0	986	$1,295	$1.31	2d	1	0.62mi
1160 Jefferson Rd Pittsburgh, PA	3.0	1.0	1066	$1,295	$1.21	14d	1	0.88mi
261 Universal Rd Unit 261UNIV Pittsburgh, PA	3.0	1.0	1100	$1,225	$1.11	3d	1	0.92mi
127 Stowe Dr Pittsburgh, PA	3.0	1.0	948	$1,495	$1.58	21d	1	0.94mi
325 Poe Dr Pittsburgh, PA	2.0	1.0	1056	$1,599	$1.51	43d	1	0.94mi
213 Tilford Rd Pittsburgh, PA	4.0	1.5	1000	$1,640	$1.64	43d	1	0.98mi
3910 Old William Penn Hwy Penn Hills, PA	2.0	1.0–2.0	750	$1,175	$1.57	2d	3	1.35mi

Listing history 4 events

1. 2026-05-23
   listed $135,000 Active
2. 2001-03-02
   soldstatus $58,500
3. 2001-02-28
   soldstatus $58,500 102-char remark

   Show marketing remark (102 chars)

   ALL BRICK RANCH IN MOVE-IN COND!REAR COVERED/ENC. PORCH!LEVEL/TERRACED YARD!CUL- DE-SAC!HOME WARRANTY!

4. 2001-01-22
   listed $64,900 102-char remark

   Show marketing remark (102 chars)

   ALL BRICK RANCH IN MOVE-IN COND!REAR COVERED/ENC. PORCH!LEVEL/TERRACED YARD!CUL- DE-SAC!HOME WARRANTY!

ⓘ 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: $1,992 · $166/mo
• Projected year-2 tax: $2,063 · $172/mo
• Expected delta: +$70/yr (+$6/mo · 3.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,400
• − Mortgage interest: −$7,562
• − Property taxes: −$1,992
• − Insurance: −$675
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$3,927
• Taxable income: $1,300
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $3,062/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 — Monroeville

• Score: 77/100
• State rank: #358
• US rank: #3140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 28,332
• 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

+108.0% since first listed

4 events — show timeline

• 2026-05-23 Listed $135,000 West Penn MLS
• 2001-03-02 Sold (Public Records) $58,500 Public Records
• 2001-02-28 Sold (MLS) $58,500 West Penn MLS
• 2001-01-22 Listed $64,900 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $1,992 · +0.0% YoY. Source: county tax records.