236 Kaplan Ave · Brentwood, PA 15227

$99,900

4 bd · 2.5 ba · 1,840 sqft · SingleFamily public records · 10 Days on market

Built 1938 1.05 ac lot $54/sqft · 54% below area

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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 MLS

Classic Brick Colonial on 1+ Acre Lot in Brentwood ~ Super Cute LR & DR Built-Ins ~ Stone Fireplace ~ 4 Bedrooms ~ 1 Full Bath ~ 2 Partial Baths ~ Nice Retro Feel ~ Side Porch ~ Convenient Location!

Key facts

• Built-in cabinetry
• Over 1 acre
• Dining room

Tags

• BRICK COLONIAL
• OVER 1 ACRE
• SPACIOUS LIVING ROOM
• BUILT-IN CABINETRY
• STONE FIREPLACE
• DINING ROOM

Property features AI

Exterior

• Parking: Attached garage (1 parking space total)
• Utilities: Public water; Public sewer
• Home design: 3 stories; Brick construction; Slate roof
• Construction: Brick construction; Slate roof
• Exterior features: Lot approximately 1.049 acres; Resale property

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Upper-level bedrooms (three bedrooms listed); Bonus room on the main level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: One full bathroom; Two half bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Basement; Carpet flooring; Ceramic tile flooring; Hardwood flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.8% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1938 — 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: 1.77% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.36%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $219,471
• List price: $99,900
• Delta: -54.48%
• 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
228 Kaplan Ave	0.01mi	3/2.0 (-1)	1,791 (-3%)	0mo	$254,000	$142	88
3196 Kestner Ave	0.14mi	4/1.5	1,725 (-6%)	4mo	$216,000	$125	76
2812 Brentwood Ave	0.51mi	4/2.0	1,764 (-4%)	3mo	$194,500	$110	65
208 Newburn Ave	0.18mi	4/2.0	1,628 (-12%)	7mo	$225,000	$138	64
3213 Brownsville Rd	0.39mi	3/1.5 (-1)	1,770 (-4%)	6mo	$248,000	$140	62
8 Esther St	0.40mi	3/2.0 (-1)	1,987 (+8%)	3mo	$256,300	$129	59
2924 Glendale	0.49mi	5/1.0 (+1)	1,766 (-4%)	1mo	$130,000	$74	58
409 E Garden Rd	0.72mi	4/2.0	1,800 (-2%)	7mo	$250,000	$139	55
3128 Elroy Ave	0.46mi	3/1.0 (-1)	1,718 (-7%)	5mo	$185,000	$108	52
3512 Dauphin Ave	0.35mi	3/1.5 (-1)	1,596 (-13%)	1mo	$64,900	$41	52
29 Claus Ave	0.40mi	3/1.0 (-1)	1,650 (-10%)	7mo	$180,000	$109	47
112 Heathmore Ave	0.70mi	3/1.0 (-1)	1,588 (-14%)	4mo	$235,000	$148	30

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: 26.5%
• Equity multiple: 2.12×
• Total profit: $31,311
• Equity at exit: $14,895

10-year hold

• IRR: 34.9%
• Equity multiple: 4.42×
• Total profit: $95,529
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $708

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 55%

Sensitivity live

Price	-10% $777	-5% $742	+0% $708	+5% $673	+10% $639
Rent	-10% $568	-5% $638	+0% $708	+5% $778	+10% $847
Rate	-1.0pp $758	-0.5pp $733	base $708	+0.5pp $682	+1.0pp $655

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2823 Clermont Ave Pittsburgh, PA	3.0	1.0	1354	$1,490	$1.10	20d	1	0.52mi
2721 Pyramid Ave Pittsburgh, PA	3.0	1.0	1560	$1,550	$0.99	8d	1	0.59mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	5d	1	0.99mi
2355 Glenbury St Pittsburgh, PA	4.0	2.0	1350	$2,300	$1.70	4d	1	1.02mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	8d	44	1.20mi
103 Paddock Ln Pittsburgh, PA	3.0	2.0	2100	$2,299	$1.09	3d	1	1.34mi

Listing history 21 events

1. 2026-05-07
   status Pending 637-char remark
2. 2026-04-27
   listed $99,900 Active 637-char remark
3. 2025-03-20
   historical Contingent 204-char remark

   Show marketing remark (204 chars)

   Classic Brick Colonial on 1+ Acre Lot in Brentwood ~ Super Cute LR & DR Built-Ins ~ Stone Fireplace ~ 4 Bedrooms ~ 1 Full Bath ~ 2 Partial Baths ~ Nice Retro Feel ~ Side Porch ~ Convenient Location!

4. 2024-12-13
   listed $140,000 Active 204-char remark

   Show marketing remark (204 chars)

   Classic Brick Colonial on 1+ Acre Lot in Brentwood ~ Super Cute LR & DR Built-Ins ~ Stone Fireplace ~ 4 Bedrooms ~ 1 Full Bath ~ 2 Partial Baths ~ Nice Retro Feel ~ Side Porch ~ Convenient Location!

5. 2016-01-28
   soldstatus $123,900
6. 2016-01-26
   soldstatus $123,900 Sold

   Show marketing remark (408 chars)

   PICTURE PERFECT 3 STORY BRICK COLONIAL WITH GREAT CURB APPEAL ON 1+ACRE LOT!A RARE FIND IN BRENTWOOD! MANY UPDATES INCLUDING KITCHEN, WINDOWS AND BOILER. BRIGHT ROOMS WITH NEUTRAL DECOR, BUILT-INS IN LIVING ROOM AND DINING ROOM. 3RD FLOOR IS A LARGE BEDROOM, MULTI-MEDIA ROOM OR GAME ROOM! FOUR NEWER AC UNITS. GREAT COVERED SIDE PORCH AND AMAZING BACK YARD WITH BASKETBALL COURT, HORSESHOE PIT AND FIRE PIT!

7. 2015-11-13
   historical Contingent

   Show marketing remark (408 chars)

   PICTURE PERFECT 3 STORY BRICK COLONIAL WITH GREAT CURB APPEAL ON 1+ACRE LOT!A RARE FIND IN BRENTWOOD! MANY UPDATES INCLUDING KITCHEN, WINDOWS AND BOILER. BRIGHT ROOMS WITH NEUTRAL DECOR, BUILT-INS IN LIVING ROOM AND DINING ROOM. 3RD FLOOR IS A LARGE BEDROOM, MULTI-MEDIA ROOM OR GAME ROOM! FOUR NEWER AC UNITS. GREAT COVERED SIDE PORCH AND AMAZING BACK YARD WITH BASKETBALL COURT, HORSESHOE PIT AND FIRE PIT!

8. 2015-10-30
   listed $123,900 Active

   Show marketing remark (408 chars)

   PICTURE PERFECT 3 STORY BRICK COLONIAL WITH GREAT CURB APPEAL ON 1+ACRE LOT!A RARE FIND IN BRENTWOOD! MANY UPDATES INCLUDING KITCHEN, WINDOWS AND BOILER. BRIGHT ROOMS WITH NEUTRAL DECOR, BUILT-INS IN LIVING ROOM AND DINING ROOM. 3RD FLOOR IS A LARGE BEDROOM, MULTI-MEDIA ROOM OR GAME ROOM! FOUR NEWER AC UNITS. GREAT COVERED SIDE PORCH AND AMAZING BACK YARD WITH BASKETBALL COURT, HORSESHOE PIT AND FIRE PIT!

9. 2011-09-29
   soldstatus $111,000
10. 2011-09-28
    price $119,900
11. 2011-09-28
    soldstatus $111,000
12. 2011-06-03
    listed $111,000
13. 2007-08-13
    soldstatus $115,000
14. 2007-08-09
    soldstatus $115,000
15. 2007-05-19
    listed $115,000
16. 2004-06-30
    soldstatus $110,000
17. 2004-06-28
    soldstatus $110,000
18. 2004-04-01
    listed $119,900
19. 2000-03-02
    soldstatus $78,900
20. 2000-02-29
    soldstatus $78,900
21. 1999-05-06
    listed $79,900

ⓘ 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: $21,237
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$2,906
• Taxable income: $7,339
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $6,731/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

+25.0% since first listed

21 events — show timeline

• 2026-05-07 Pending — West Penn MLS
• 2026-04-27 Listed $99,900 West Penn MLS
• 2025-03-20 Contingent — West Penn MLS
• 2024-12-13 Listed $140,000 West Penn MLS
• 2016-01-28 Sold (Public Records) $123,900 Public Records
• 2016-01-26 Sold (MLS) $123,900 West Penn MLS
• 2015-11-13 Contingent — West Penn MLS
• 2015-10-30 Listed $123,900 West Penn MLS
• 2011-09-29 Sold (Public Records) $111,000 Public Records
• 2011-09-28 Sold (MLS) $111,000 West Penn MLS
• 2011-09-28 Price Changed $119,900 West Penn MLS
• 2011-06-03 Listed $111,000 West Penn MLS
• 2007-08-13 Sold (Public Records) $115,000 Public Records
• 2007-08-09 Sold (MLS) $115,000 West Penn MLS
• 2007-05-19 Listed $115,000 West Penn MLS
• 2004-06-30 Sold (Public Records) $110,000 Public Records
• 2004-06-28 Sold (MLS) $110,000 West Penn MLS
• 2004-04-01 Listed $119,900 West Penn MLS
• 2000-03-02 Sold (Public Records) $78,900 Public Records
• 2000-02-29 Sold (MLS) $78,900 West Penn MLS
• 1999-05-06 Listed $79,900 West Penn MLS

Property tax history

+4.5%/yr

Latest (2026): $6,031 · +25.8% YoY. Source: county tax records.