2911 Voelkel Ave · Dormont, PA 15216

$850,000

8 bd · None ba · — sqft · MultiFamily · 20 Days on market

Built 1920 3,179 sqft lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Livability +4.8/5.0
• Schools +4.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

2911 Voelkel Avenue offers investors the opportunity to acquire 8 one bedroom, one bath units in a great Pittsburgh neighborhood, Dormont. The property has been very well-maintained with 6 of the 8 units updated, a new hot water tank and zero deferred maintenance. 2911 Voelkel Avenue has a coin operated laundry in basement and each unit has a dishwasher. Perhaps the most convenient amenity of the property is that it is steps away from the T transit stop. The property is less than 5 miles from Downtown Pittsburgh. Dormont is a prime rental neighborhood due to its tree-lined streets, bustling business district and proximity to the city. Dormont has attracted younger professionals in recent ye

Key facts

• 3,179 sq ft lot
• Built 1920
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 8-bed/?-bath multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $850k).
• Recommended offer: $837k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.7% in Dormont — 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 95/100 on livability (#1 in PA, #1 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+.
• Keystone Oaks SD (suburban): math 45% / reading 65% proficiency, ranked #116 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 40 active listings in the ZIP; solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $8,758/mo this rent would consume 131% of the median local household income ($80k/yr) (locally 512% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $275k; list at $850k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $837,250 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2846-2848 Broadway Ave	0.06mi	7/5.0 (-1)	—	18mo	$370,000	—	65
2237 Broadway Ave	0.50mi	8/4.0	—	12mo	$420,000	—	55
3230 Wainbell Ave	0.58mi	8/8.0	—	8mo	$590,000	—	54

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-46,949
• Equity at exit: $126,738

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $91,387
• Equity at exit: $73,492

Cash invested: $238,000 (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 15216

• Rents YoY: 3.6%
• Active inventory: 40
• Price-to-rent: 64.7×

Monthly cashflow live

• Estimated rent: $8,758 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$766 /mo · $9,190/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,839
• Net cashflow: $1,341

Break-even live

Break-even rent $7,060

Max offer price $850,000

Occupancy floor 80%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$8,760
Total (8 units)			$8,758

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-08
   listed $850,000 Active
3. 2016-02-10
   soldstatus $275,000
4. 2008-06-06
   soldstatus $225,000
5. 1992-08-03
   soldstatus $62,600

ⓘ 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: $9,190 · $766/mo
• Projected year-2 tax: $11,310 · $942/mo
• Expected delta: +$2,120/yr (+$177/mo · 23.1%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $105,096
• − Mortgage interest: −$47,613
• − Property taxes: −$9,190
• − Insurance: −$4,250
• − Repairs & maintenance: −$8,408
• − Management: −$8,408
• − Depreciation: −$24,727
• Taxable income: $2,500
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $15,496/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: Keystone Oaks SD
• NCES district ID: 4212750
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $54,066
• Composite: 47.24/100
• National rank: #2314
• State rank: #116 of 539 in PA

Livability — Dormont

• Score: 95/100
• State rank: #1
• US rank: #1

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dormont, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 21,471
• Household income: $80,313
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 512.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% 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: ▼ -154.58%
• Current HPI: 272.8301
• Rent YoY: ▲ 3.61%
• 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

+1257.8% since first listed

5 events — show timeline

• 2026-04-28 Pending — West Penn MLS
• 2026-04-08 Listed $850,000 West Penn MLS
• 2016-02-10 Sold (Public Records) $275,000 Public Records
• 2008-06-06 Sold (Public Records) $225,000 Public Records
• 1992-08-03 Sold (Public Records) $62,600 Public Records

Property tax history

+2.1%/yr

Latest (2026): $9,190 · +6.1% YoY. Source: county tax records.