414 Sylvania Dr · West View, PA 15229

$250,000

3 bd · 1.5 ba · 1,305 sqft · SingleFamily public records · 70 Days on market

Built 1955 9,861 sqft lot $192/sqft · 21% below area Est $317k · 21% under

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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 +7.3/30.0
• Schools +5.2/10.0
• Livability +4.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A diamond in the rough located in North Hills estates. Featuring 3 bedrooms, 1 1/2 baths, hard wood floors, wrought iron details, spacious rear screened in porch, wrap around deck, built in storage, walk out game room and so much more. Imagine putting your hard work and love into this home. You will be thrilled with the results. North Hills Estates Civic Association-Voluntary $40 year. Includes weekly food trucks, Easter Egg Hunt, Ice Cream Social, Block Party, Adult Mixer, Halloween Parade & Light up Night with Santa. Minutes to Rt 19, I279 and downtown Pittsburgh. Not FHA or VA friendly

Key facts

• Hard wood floors
• Wrought iron details
• Built in storage

Tags

• HARD WOOD FLOORS
• WROUGHT IRON DETAILS
• WRAP AROUND DECK
• BUILT IN STORAGE
• WALK OUT GAME ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (26.4% below list).
• Recommended offer: $184k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in West View — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 92/100 on livability (#8 in PA, #32 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• North Hills SD (suburban): math 48% / reading 72% proficiency, ranked #70 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.7%/yr); 43 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; list at $250k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,947 (26.4% 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 70 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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 B-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: 0.74% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 11.3

CMA / ARV

• ARV (median comp): $317,204
• List price: $250,000
• Delta: -21.19%
• 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
109 Longvue	0.32mi	3/1.0	1,332 (+2%)	6mo	$215,000	$161	74
753 Jefferson Dr	0.23mi	3/2.0	1,387 (+6%)	3mo	$339,700	$245	74
217 Monroe Dr	0.21mi	3/1.5	1,469 (+13%)	1mo	$437,500	$298	69
118 Hillcrest Dr	0.18mi	4/2.0 (+1)	1,414 (+8%)	5mo	$260,000	$184	66
105 5th St	0.33mi	2/1.5 (-1)	1,224 (-6%)	7mo	$250,000	$204	64
207 Good Ln	0.57mi	3/1.0	1,320 (+1%)	8mo	$200,000	$152	63
105 4th Ave	0.40mi	3/1.5	1,403 (+8%)	7mo	$245,000	$175	63
222 Bernice St	0.57mi	3/2.0	1,351 (+4%)	6mo	$299,000	$221	60
130 6th Ave	0.65mi	3/2.0	1,238 (-5%)	7mo	$225,000	$182	53
345 Siebert Rd	0.64mi	4/2.0 (+1)	1,249 (-4%)	6mo	$230,500	$185	51
171 6th Ave	0.48mi	3/1.0	1,142 (-12%)	5mo	$157,000	$137	50
41 Perry Ln	0.71mi	2/1.5 (-1)	1,253 (-4%)	7mo	$225,000	$180	49

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-62,323
• Equity at exit: $37,276

10-year hold

• IRR: -24.7%
• Equity multiple: -0.20×
• Total profit: $-83,876
• Equity at exit: $21,615

Cash invested: $70,000 (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 15229

• Rents YoY: 2.7%
• Active inventory: 43
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$372 /mo · $4,463/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-334

Break-even live

Break-even rent $2,262

Max offer price $191,011

Occupancy floor —

Sensitivity live

Price	-10% $-192	-5% $-263	+0% $-334	+5% $-405	+10% $-475
Rent	-10% $-479	-5% $-407	+0% $-334	+5% $-261	+10% $-189
Rate	-1.0pp $-208	-0.5pp $-270	base $-334	+0.5pp $-399	+1.0pp $-465

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Tally Dr Pittsburgh, PA	1.0–3.0	1.0–2.0	847	$1,450	$1.71	45d	5	0.51mi
300 Hillview Dr McKnight, PA	3.0	1.0–2.5	1210	$3,502	$2.89	3d	37	0.73mi
21 Chalfonte Ave Unit 2 Pittsburgh, PA	3.0	1.5	1100	$995	$0.90	12d	1	0.83mi
206 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,500	$1.32	9d	1	0.83mi
106 McKnight Cir Pittsburgh, PA	2.0	2.0	1140	$1,550	$1.36	9d	1	0.88mi
103 McKnight Cir Pittsburgh, PA	1.0–3.0	1.0–2.0	1275	$3,000	$2.35	3d	1	0.91mi
336 Perry Hwy Unit PER336-404 West View, PA	2.0	1.0	901	$995	$1.10	45d	1	1.00mi
336 Perry Hwy Unit PER336-306 West View, PA	2.0	1.0	901	$995	$1.10	45d	1	1.00mi
3001 McKnight East Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	917	$2,005	$2.19	3d	14	1.07mi
1000 Johnanna Dr Pittsburgh, PA	1.0–2.0	1.0–2.0	897	$1,900	$2.12	3d	36	1.24mi
226 Frankfort Ave #1 Pittsburgh, PA	2.0	1.0	900	$1,500	$1.67	9d	1	1.28mi
100 Park Plaza Dr Pittsburgh, PA	1.0–2.0	1.0–1.5	766	$1,665	$2.17	16d	1	1.31mi
107 Ridgewood Ave Pittsburgh, PA	2.0	1.0	1050	$1,500	$1.43	25d	1	1.34mi

Listing history 18 events

1. 2026-06-05
   status $250,000 Pending 70 DOM
2. 2026-06-03
   days on market $250,000 Contingent 70 DOM
3. 2026-06-02
   days on market $250,000 Contingent 69 DOM
4. 2026-06-01
   days on market $250,000 Contingent 68 DOM
5. 2026-05-31
   days on market $250,000 Contingent 67 DOM
6. 2026-05-07
   price $250,000 601-char remark

   Show marketing remark (601 chars)

   A diamond in the rough located in North Hills estates. Featuring 3 bedrooms, 1 1/2 baths, hard wood floors, wrought iron details, spacious rear screened in porch, wrap around deck, built in storage, walk out game room and so much more. Imagine putting your hard work and love into this home. You will be thrilled with the results. North Hills Estates Civic Association-Voluntary $40 year. Includes weekly food trucks, Easter Egg Hunt, Ice Cream Social, Block Party, Adult Mixer, Halloween Parade & Light up Night with Santa. Minutes to Rt 19, I279 and downtown Pittsburgh. Not FHA or VA friendly

7. 2026-03-30
   price $270,000 601-char remark

   Show marketing remark (601 chars)

   A diamond in the rough located in North Hills estates. Featuring 3 bedrooms, 1 1/2 baths, hard wood floors, wrought iron details, spacious rear screened in porch, wrap around deck, built in storage, walk out game room and so much more. Imagine putting your hard work and love into this home. You will be thrilled with the results. North Hills Estates Civic Association-Voluntary $40 year. Includes weekly food trucks, Easter Egg Hunt, Ice Cream Social, Block Party, Adult Mixer, Halloween Parade & Light up Night with Santa. Minutes to Rt 19, I279 and downtown Pittsburgh. Not FHA or VA friendly

8. 2026-03-24
   listed $280,000 Active 601-char remark

   Show marketing remark (601 chars)

   A diamond in the rough located in North Hills estates. Featuring 3 bedrooms, 1 1/2 baths, hard wood floors, wrought iron details, spacious rear screened in porch, wrap around deck, built in storage, walk out game room and so much more. Imagine putting your hard work and love into this home. You will be thrilled with the results. North Hills Estates Civic Association-Voluntary $40 year. Includes weekly food trucks, Easter Egg Hunt, Ice Cream Social, Block Party, Adult Mixer, Halloween Parade & Light up Night with Santa. Minutes to Rt 19, I279 and downtown Pittsburgh. Not FHA or VA friendly

9. 2006-01-30
   soldstatus $159,000 179-char remark

   Show marketing remark (179 chars)

   Lots of expo HW, new kit 01,cozy FP, 21x24 screened/glass porch/cath ceil+wrap arnd deck & carport 04, new grg dr/storm drs, exter frame just painted-HOW-2nd pk spac carport

10. 2006-01-30
    soldstatus $159,000

    Show marketing remark (179 chars)

    Lots of expo HW, new kit 01,cozy FP, 21x24 screened/glass porch/cath ceil+wrap arnd deck & carport 04, new grg dr/storm drs, exter frame just painted-HOW-2nd pk spac carport

11. 2005-09-29
    listed $159,900 179-char remark

    Show marketing remark (179 chars)

    Lots of expo HW, new kit 01,cozy FP, 21x24 screened/glass porch/cath ceil+wrap arnd deck & carport 04, new grg dr/storm drs, exter frame just painted-HOW-2nd pk spac carport

12. 2001-10-01
    soldstatus $118,000
13. 2001-10-01
    soldstatus $118,000
14. 2001-02-27
    soldstatus $105,000
15. 2001-02-27
    soldstatus $105,000
16. 1996-02-02
    soldstatus $103,000
17. 1996-01-26
    soldstatus $103,000
18. 1995-07-10
    listed $115,500

ⓘ 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: $4,463 · $372/mo
• Projected year-2 tax: $4,463 · $372/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 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,074
• − Mortgage interest: −$14,004
• − Property taxes: −$4,463
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$7,273
• Taxable loss: −$8,448
• Est. tax savings @ 24.0%: +$2,027
• After-tax cash flow: $-1,980/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: North Hills SD
• NCES district ID: 4217220
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 72% ▼ -10.00%
• Median HH income: $60,841
• Composite: 52.02/100
• National rank: #1637
• State rank: #70 of 539 in PA

Livability — West View

• Score: 92/100
• State rank: #8
• US rank: #32

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 15,251
• Metro: Pittsburgh, PA
• Population (ZIP): 15,188
• Household income: $90,703
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 261.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 8% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -142.50%
• Current HPI: 256.8177
• Rent YoY: ▲ 2.67%
• 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

+116.5% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $250,000 West Penn MLS
• 2026-03-30 Price Changed $270,000 West Penn MLS
• 2026-03-24 Listed $280,000 West Penn MLS
• 2006-01-30 Sold (Public Records) $159,000 Public Records
• 2006-01-30 Sold (MLS) $159,000 West Penn MLS
• 2005-09-29 Listed $159,900 West Penn MLS
• 2001-10-01 Sold (Public Records) $118,000 Public Records
• 2001-10-01 Sold (Public Records) $118,000 Public Records
• 2001-02-27 Sold (Public Records) $105,000 Public Records
• 2001-02-27 Sold (Public Records) $105,000 Public Records
• 1996-02-02 Sold (Public Records) $103,000 Public Records
• 1996-01-26 Sold (MLS) $103,000 West Penn MLS
• 1995-07-10 Listed $115,500 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $4,463 · +1.0% YoY. Source: county tax records.