206 Brighton Rd · Bellevue, PA 15202

$160,000

2 bd · 2.0 ba · 1,620 sqft · MultiFamily public records · 146 Days on market

Built 1900 4,098 sqft lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +4.6/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 206 Brighton Road, an up-and-down duplex located in the Bellevue neighborhood, just minutes from Downtown Pittsburgh with easy access to shops, restaurants, and amenities. Each unit features separate utilities, making this property ideal for owner-occupants or investors. The first-floor unit offers one bedroom with spacious living and dining areas, a kitchen with access to a covered patio, and a convenient powder room on the main level. The basement can be accessed from the unit or a separate entrance and includes laundry, workshop/storage space, and a future full bathroom. The second-floor unit features one bedroom, a kitchen, and a full bathroom. The property includes ample off-street parking with two assigned spaces in the rear, accessible from the alley, plus additional parking along the left side of the duplex. Conveniently located within walking distance to public transportation.

Key facts

• Up and down duplex
• Separate utilities
• Off street parking

Tags

• UP AND DOWN DUPLEX
• SEPARATE UTILITIES
• COVERED PATIO
• WORKSHOP STORAGE SPACE
• FULL BATHROOM
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive. Per door: $265/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.0% in Bellevue — 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 92/100 on livability (#9 in PA, #35 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Northgate SD (suburban): math 25% / reading 57% proficiency, ranked #354 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 (+5.2%/yr); 80 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $49k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $160k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.40% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 5.9

CMA / ARV

• ARV (median comp): $402,954
• List price: $160,000
• Delta: -60.29%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.29×
• Total profit: $12,924
• Equity at exit: $23,857

10-year hold

• IRR: 18.5%
• Equity multiple: 2.71×
• Total profit: $76,536
• Equity at exit: $13,834

Cash invested: $44,800 (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 15202

• Home prices YoY: -30.2%
• Rents YoY: 5.2%
• Active inventory: 80
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,241 high
• Mortgage (P&I): −$839
• Tax from tax record: −$335 /mo · $4,015/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $530

Break-even live

Break-even rent $1,570

Max offer price $160,000

Occupancy floor 71%

Sensitivity live

Price	-10% $621	-5% $575	+0% $530	+5% $485	+10% $439
Rent	-10% $353	-5% $442	+0% $530	+5% $619	+10% $707
Rate	-1.0pp $611	-0.5pp $571	base $530	+0.5pp $489	+1.0pp $446

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,242
Total (2 units)			$2,241

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 N Balph Ave Pittsburgh, PA	3.0	1.0	1550	$1,850	$1.19	44d	1	0.60mi
555 Orchard Ave Bellevue, PA	3.0	1.0	1400	$1,295	$0.93	44d	1	0.64mi
937 Jackman Ave Unit 1 Pittsburgh, PA	1.0	1.0	1200	$1,390	$1.16	45d	1	0.94mi
434 Katherine St Pittsburgh, PA	3.0	1.5	1344	$1,295	$0.96	15d	1	1.03mi
250 Nazareth Way Pittsburgh, PA	1.0–2.0	1.0	1187	$1,150	$0.97	44d	1	1.12mi
107 Perryview Ave Pittsburgh, PA	3.0	1.5	1534	$2,250	$1.47	3d	1	1.20mi
419 Florence Ave #2 Pittsburgh, PA	3.0	1.0	1116	$1,250	$1.12	13d	1	1.47mi
421 N Ohio St Pittsburgh, PA	3.0	2.0	1747	$2,700	$1.55	2d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $160,000 Active 146 DOM
2. 2026-06-17
   days on market $160,000 Active 145 DOM
3. 2026-06-16
   days on market $160,000 Active 144 DOM
4. 2026-06-15
   days on market $160,000 Active 143 DOM
5. 2026-06-13
   days on market $160,000 Active 141 DOM
6. 2026-06-13
   days on market $160,000 Active 140 DOM
7. 2026-06-09
   days on market $160,000 Active 137 DOM
8. 2026-06-08
   days on market $160,000 Active 136 DOM
9. 2026-06-07
   days on market $160,000 Active 135 DOM
10. 2026-06-03
    days on market $160,000 Active 131 DOM
11. 2026-06-02
    days on market $160,000 Active 130 DOM
12. 2026-06-01
    days on market $160,000 Active 129 DOM
13. 2026-05-31
    days on market $160,000 Active 128 DOM
14. 2026-05-04
    price $160,000 909-char remark

    Show marketing remark (909 chars)

    Welcome to 206 Brighton Road, an up-and-down duplex located in the Bellevue neighborhood, just minutes from Downtown Pittsburgh with easy access to shops, restaurants, and amenities. Each unit features separate utilities, making this property ideal for owner-occupants or investors. The first-floor unit offers one bedroom with spacious living and dining areas, a kitchen with access to a covered patio, and a convenient powder room on the main level. The basement can be accessed from the unit or a separate entrance and includes laundry, workshop/storage space, and a future full bathroom. The second-floor unit features one bedroom, a kitchen, and a full bathroom. The property includes ample off-street parking with two assigned spaces in the rear, accessible from the alley, plus additional parking along the left side of the duplex. Conveniently located within walking distance to public transportation.

15. 2026-04-17
    price $178,599 909-char remark

    Show marketing remark (909 chars)

    Welcome to 206 Brighton Road, an up-and-down duplex located in the Bellevue neighborhood, just minutes from Downtown Pittsburgh with easy access to shops, restaurants, and amenities. Each unit features separate utilities, making this property ideal for owner-occupants or investors. The first-floor unit offers one bedroom with spacious living and dining areas, a kitchen with access to a covered patio, and a convenient powder room on the main level. The basement can be accessed from the unit or a separate entrance and includes laundry, workshop/storage space, and a future full bathroom. The second-floor unit features one bedroom, a kitchen, and a full bathroom. The property includes ample off-street parking with two assigned spaces in the rear, accessible from the alley, plus additional parking along the left side of the duplex. Conveniently located within walking distance to public transportation.

16. 2026-03-17
    price $189,000 909-char remark

    Show marketing remark (909 chars)

    Welcome to 206 Brighton Road, an up-and-down duplex located in the Bellevue neighborhood, just minutes from Downtown Pittsburgh with easy access to shops, restaurants, and amenities. Each unit features separate utilities, making this property ideal for owner-occupants or investors. The first-floor unit offers one bedroom with spacious living and dining areas, a kitchen with access to a covered patio, and a convenient powder room on the main level. The basement can be accessed from the unit or a separate entrance and includes laundry, workshop/storage space, and a future full bathroom. The second-floor unit features one bedroom, a kitchen, and a full bathroom. The property includes ample off-street parking with two assigned spaces in the rear, accessible from the alley, plus additional parking along the left side of the duplex. Conveniently located within walking distance to public transportation.

17. 2026-02-18
    price $199,000 909-char remark

    Show marketing remark (909 chars)

    Welcome to 206 Brighton Road, an up-and-down duplex located in the Bellevue neighborhood, just minutes from Downtown Pittsburgh with easy access to shops, restaurants, and amenities. Each unit features separate utilities, making this property ideal for owner-occupants or investors. The first-floor unit offers one bedroom with spacious living and dining areas, a kitchen with access to a covered patio, and a convenient powder room on the main level. The basement can be accessed from the unit or a separate entrance and includes laundry, workshop/storage space, and a future full bathroom. The second-floor unit features one bedroom, a kitchen, and a full bathroom. The property includes ample off-street parking with two assigned spaces in the rear, accessible from the alley, plus additional parking along the left side of the duplex. Conveniently located within walking distance to public transportation.

18. 2026-01-23
    listed $209,000 Active 909-char remark

    Show marketing remark (909 chars)

    Welcome to 206 Brighton Road, an up-and-down duplex located in the Bellevue neighborhood, just minutes from Downtown Pittsburgh with easy access to shops, restaurants, and amenities. Each unit features separate utilities, making this property ideal for owner-occupants or investors. The first-floor unit offers one bedroom with spacious living and dining areas, a kitchen with access to a covered patio, and a convenient powder room on the main level. The basement can be accessed from the unit or a separate entrance and includes laundry, workshop/storage space, and a future full bathroom. The second-floor unit features one bedroom, a kitchen, and a full bathroom. The property includes ample off-street parking with two assigned spaces in the rear, accessible from the alley, plus additional parking along the left side of the duplex. Conveniently located within walking distance to public transportation.

19. 2024-03-24
    historical $775
20. 2024-03-14
    listed $775
21. 2015-09-03
    price $103,500 483-char remark

    Show marketing remark (483 chars)

    Completely renovated duplex (2014-2015), all utilities are seperate including water, desireable tenants live in both. This would make an ideal investment, cashflows well. First floor unit has 10 total rooms, consists of the entire 1st floor and finished basement. Unit 1 has a workshop, a huge laundry room, 1.5 baths, and 2 additional rooms in the basement, it also has a large livingroom/dining room and a nice kitchen and first floor BR. Unit 2 is on the 2nd floor, has a seperate

22. 2015-09-02
    soldstatus $103,500
23. 2015-09-01
    price $104,899 483-char remark

    Show marketing remark (483 chars)

    Completely renovated duplex (2014-2015), all utilities are seperate including water, desireable tenants live in both. This would make an ideal investment, cashflows well. First floor unit has 10 total rooms, consists of the entire 1st floor and finished basement. Unit 1 has a workshop, a huge laundry room, 1.5 baths, and 2 additional rooms in the basement, it also has a large livingroom/dining room and a nice kitchen and first floor BR. Unit 2 is on the 2nd floor, has a seperate

24. 2015-09-01
    soldstatus $103,500 Sold 483-char remark

    Show marketing remark (483 chars)

    Completely renovated duplex (2014-2015), all utilities are seperate including water, desireable tenants live in both. This would make an ideal investment, cashflows well. First floor unit has 10 total rooms, consists of the entire 1st floor and finished basement. Unit 1 has a workshop, a huge laundry room, 1.5 baths, and 2 additional rooms in the basement, it also has a large livingroom/dining room and a nice kitchen and first floor BR. Unit 2 is on the 2nd floor, has a seperate

25. 2015-08-31
    status Under Contract 483-char remark

    Show marketing remark (483 chars)

    Completely renovated duplex (2014-2015), all utilities are seperate including water, desireable tenants live in both. This would make an ideal investment, cashflows well. First floor unit has 10 total rooms, consists of the entire 1st floor and finished basement. Unit 1 has a workshop, a huge laundry room, 1.5 baths, and 2 additional rooms in the basement, it also has a large livingroom/dining room and a nice kitchen and first floor BR. Unit 2 is on the 2nd floor, has a seperate

26. 2015-08-16
    historical Contingent 483-char remark

    Show marketing remark (483 chars)

    Completely renovated duplex (2014-2015), all utilities are seperate including water, desireable tenants live in both. This would make an ideal investment, cashflows well. First floor unit has 10 total rooms, consists of the entire 1st floor and finished basement. Unit 1 has a workshop, a huge laundry room, 1.5 baths, and 2 additional rooms in the basement, it also has a large livingroom/dining room and a nice kitchen and first floor BR. Unit 2 is on the 2nd floor, has a seperate

27. 2015-07-11
    price $104,899 483-char remark

    Show marketing remark (483 chars)

    Completely renovated duplex (2014-2015), all utilities are seperate including water, desireable tenants live in both. This would make an ideal investment, cashflows well. First floor unit has 10 total rooms, consists of the entire 1st floor and finished basement. Unit 1 has a workshop, a huge laundry room, 1.5 baths, and 2 additional rooms in the basement, it also has a large livingroom/dining room and a nice kitchen and first floor BR. Unit 2 is on the 2nd floor, has a seperate

28. 2015-06-03
    listed $104,900 Active 483-char remark

    Show marketing remark (483 chars)

    Completely renovated duplex (2014-2015), all utilities are seperate including water, desireable tenants live in both. This would make an ideal investment, cashflows well. First floor unit has 10 total rooms, consists of the entire 1st floor and finished basement. Unit 1 has a workshop, a huge laundry room, 1.5 baths, and 2 additional rooms in the basement, it also has a large livingroom/dining room and a nice kitchen and first floor BR. Unit 2 is on the 2nd floor, has a seperate

29. 2013-10-03
    soldstatus $27,500
30. 2013-09-12
    price $65,000
31. 2013-09-12
    soldstatus $27,500
32. 2013-06-27
    listed $27,500
33. 1984-07-06
    soldstatus $35,500

ⓘ 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: $4,015 · $335/mo
• Projected year-2 tax: $4,015 · $335/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 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,892
• − Mortgage interest: −$8,962
• − Property taxes: −$4,015
• − Insurance: −$800
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$4,655
• Taxable income: $4,157
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $5,363/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: Northgate SD
• NCES district ID: 4217770
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,084
• Composite: 34.15/100
• National rank: #5279
• State rank: #354 of 539 in PA

Livability — Bellevue

• Score: 92/100
• State rank: #9
• US rank: #35

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

• Census place: Bellevue, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 19,564
• Household income: $68,287
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 952.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -118.40%
• Current HPI: 274.1929
• Rent YoY: ▲ 5.16%
• 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

+350.7% since first listed

20 events — show timeline

• 2026-05-04 Price Changed $160,000 West Penn MLS
• 2026-04-17 Price Changed $178,599 West Penn MLS
• 2026-03-17 Price Changed $189,000 West Penn MLS
• 2026-02-18 Price Changed $199,000 West Penn MLS
• 2026-01-23 Listed $209,000 West Penn MLS
• 2024-03-24 Rental Removed $775 APPFOLIO
• 2024-03-14 Listed for Rent $775 APPFOLIO
• 2015-09-03 Price Changed $103,500 West Penn MLS
• 2015-09-02 Sold (Public Records) $103,500 Public Records
• 2015-09-01 Sold (MLS) $103,500 West Penn MLS
• 2015-09-01 Price Changed $104,899 West Penn MLS
• 2015-08-31 Pending — West Penn MLS
• 2015-08-16 Contingent — West Penn MLS
• 2015-07-11 Price Changed $104,899 West Penn MLS
• 2015-06-03 Listed $104,900 West Penn MLS
• 2013-10-03 Sold (Public Records) $27,500 Public Records
• 2013-09-12 Sold (MLS) $27,500 West Penn MLS
• 2013-09-12 Price Changed $65,000 West Penn MLS
• 2013-06-27 Listed $27,500 West Penn MLS
• 1984-07-06 Sold (Public Records) $35,500 Public Records

Property tax history

+7.2%/yr

Latest (2026): $4,015 · +2.8% YoY. Source: county tax records.