7940 Aber Rd · Pittsburgh, PA 15147

$85,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 34 Days on market

Built 1971 9,204 sqft lot $84/sqft · 43% below area Est $149k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• 9,204 sq ft lot
• Garage
• Built 1971

Property features AI

Exterior

• Parking: Attached garage; Off-street parking; Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Asphalt roof; Frame construction
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation access

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#76 in PA, #546 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D-.
• 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: 64 active listings in the ZIP; 21 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $85k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.75% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 4.8

CMA / ARV

• ARV (median comp): $149,010
• List price: $85,000
• Delta: -42.96%
• 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
134 Jeanette Dr	0.31mi	3/1.0 (+1)	1,008 (-0%)	2mo	$143,000	$142	78
35 Verona Rd	0.30mi	2/1.0	1,122 (+11%)	5mo	$24,900	$22	64
7735 Mount Carmel Rd	0.41mi	3/1.5 (+1)	1,047 (+4%)	8mo	$75,000	$72	62
149 Eastminster Dr	0.44mi	3/2.0 (+1)	960 (-5%)	4mo	$110,500	$115	59
101 Selvin Dr	0.46mi	3/1.5 (+1)	1,079 (+7%)	8mo	$224,900	$208	54
10085 Grandview Ave	0.73mi	2/1.0	1,047 (+4%)	8mo	$148,000	$141	53
9611 Emerson St	0.53mi	3/1.0 (+1)	1,120 (+11%)	1mo	$75,000	$67	52
8536 Pershing St	0.61mi	2/1.0	1,094 (+8%)	9mo	$136,000	$124	51
502 Bon Air Rd	0.65mi	3/2.0 (+1)	922 (-9%)	2mo	$129,000	$140	44
2722 Graham Blvd	0.71mi	2/1.0	884 (-13%)	8mo	$108,500	$123	39
139 Howard St	0.73mi	3/1.0 (+1)	1,160 (+15%)	5mo	$105,000	$91	33
310 Mccutcheon Ln	0.74mi	3/2.0 (+1)	1,163 (+15%)	5mo	$70,000	$60	28

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: 17.0%
• Equity multiple: 1.69×
• Total profit: $16,342
• Equity at exit: $12,674

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $53,267
• Equity at exit: $7,349

Cash invested: $23,800 (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 15147

• Home prices YoY: -26.0%
• Active inventory: 64
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$446
• Tax from tax record: −$221 /mo · $2,653/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $471

Break-even live

Break-even rent $889

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	0.14mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	44d	1	0.19mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	24d	1	0.39mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	15d	1	0.43mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	3d	1	0.50mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	0.55mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	8d	1	0.62mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	44d	1	0.72mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.81mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	24d	1	0.85mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	24d	1	0.91mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	15d	1	1.07mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	8d	1	1.14mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	1.17mi
716 Southern Ave Unit B Penn Hills Township, PA	1.0	1.0	999	$950	$0.95	44d	1	1.17mi
716 Southern Ave Penn Hills, PA	1.0	1.0	999	$950	$0.95	15d	1	1.17mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	44d	1	1.22mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	17d	1	1.32mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	1.41mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	8d	2	1.46mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	2d	1	1.49mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $85,000 Pending 34 DOM
2. 2026-06-09
   days on market $85,000 Active 33 DOM
3. 2026-06-08
   days on market $85,000 Active 32 DOM
4. 2026-06-07
   days on market $85,000 Active 31 DOM
5. 2026-06-05
   days on market $85,000 Active 28 DOM
6. 2026-06-03
   days on market $85,000 Active 27 DOM
7. 2026-06-02
   days on market $85,000 Active 26 DOM
8. 2026-06-01
   days on market $85,000 Active 25 DOM
9. 2026-05-31
   days on market $85,000 Active 24 DOM
10. 2026-05-07
    listed $85,000 Active 1101-char remark
11. 1974-01-14
    soldstatus $22,500

ⓘ 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: $2,653 · $221/mo
• Projected year-2 tax: $2,653 · $221/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,828
• − Mortgage interest: −$4,761
• − Property taxes: −$2,653
• − Insurance: −$425
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,473
• Taxable income: $4,663
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,538/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 — Pittsburgh

• Score: 85/100
• State rank: #76
• US rank: #546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 564,884
• Metro: Pittsburgh, PA
• Population (ZIP): 15,798
• Household income: $66,757
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 511.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -87.47%
• Current HPI: 249.3773
• Rent YoY: —
• 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

+277.8% since first listed

3 events — show timeline

• 2026-06-10 Pending — West Penn MLS
• 2026-05-07 Listed $85,000 West Penn MLS
• 1974-01-14 Sold (Public Records) $22,500 Public Records

Property tax history

+2.4%/yr

Latest (2026): $2,653 · +0.0% YoY. Source: county tax records.