26 Terrace Dr · Green Tree, PA 15205

$315,000

2 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 68 Days on market

Built 1965 9,940 sqft lot Est $277k · 14% over

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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).

• Cash flow +16.0/30.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare find in a great neighborhood! Fantastic ranch has easy to maintain flat front yard. You’ll be surprised when you step inside, there is room to roam! Sun-drenched kitchen has loads of counter space & cabinets for great storage. Hardwood floors run thru eat-in area with big picture window & fireplace. From there move into the dining room with second fire place & brick feature wall. This opens to your incredible family room- plenty of space to relax in front of the third fireplace! Easy access out to the deck, an ideal spot for morning coffee or unwinding at the end of a day. Updated full bath & two bedrooms round out the main level. Downstairs is a flexible floor plan with third bedroom, full bath, storage, & laundry area. Also, plenty of room for an office, exercise space, separate playroom- the possibilities are endless! One car attached garage, PLUS 2 car detached. Partially fenced backyard is neatly landscaped. What a retreat for the whole family to spend coming summer days!

Key facts

• Storage shed
• Back deck
• 9,940 sq ft lot

Tags

• NEWLY UPDATED INTERIOR
• DOUBLE-SIDED FIREPLACE
• BACK DECK
• PARTIALLY FENCED YARD
• STORAGE SHED
• MANICURED FRONT LANDSCAPING

Property features AI

Exterior

• Parking: Attached and detached garage access; Garage with door opener; Total parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story layout; Resale property
• Construction: Brick and vinyl siding exterior; Asphalt roof
• Exterior features: Lot dimensions approximately 55x153x79x154

Interior

• Kitchen: Stove; Dishwasher; Refrigerator; Disposal; Some gas appliances
• Bedrooms: Bedroom 2 on the main level (11x10); Bedroom 3 on the lower level (16x11)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Kitchen island; Finished walk-out basement; 3 fireplaces
• Laundry & utility: Washer; Dryer; Lower-level laundry room (11x8)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (13.8% below list).
• Recommended offer: $272k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#139 in PA, #1,130 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety D, amenities D-.
• 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 (+3.4%/yr); 65 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,717/mo this rent would consume 46% of the median local household income ($71k/yr) (locally 1334% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $270k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $271,654 (13.8% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $277,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Terrace Dr	0.00mi	3/2.0 (+1)	1,548 (0%)	1mo	$353,000	$228	94
2036 Kearns Ave	0.19mi	3/2.5 (+1)	1,610 (+4%)	8mo	$200,000	$124	70
1212 Highman St	0.54mi	3/2.0 (+1)	1,528 (-1%)	6mo	$275,000	$180	63
1063 Mckenna Ave	0.33mi	3/1.5 (+1)	1,450 (-6%)	6mo	$260,000	$179	62
37 Mcmunn Ave	0.59mi	3/2.0 (+1)	1,599 (+3%)	1mo	$309,000	$193	62
405 Shadyhill Rd	0.46mi	3/2.0 (+1)	1,434 (-7%)	1mo	$305,000	$213	60
30 Warriors Rd	0.41mi	3/1.0 (+1)	1,450 (-6%)	2mo	$262,500	$181	60
27 Elmwood	0.60mi	2/2.0	1,476 (-5%)	7mo	$214,900	$146	58
1720 Warriors Rd	0.50mi	3/2.0 (+1)	1,426 (-8%)	2mo	$220,000	$154	57
356 Rydal St	0.61mi	2/2.5	1,713 (+11%)	4mo	$175,000	$102	49
590 Vinemont St	0.52mi	3/2.5 (+1)	1,356 (-12%)	0mo	$237,650	$175	48
1900 Noblestown Rd	0.65mi	3/1.0 (+1)	1,456 (-6%)	8mo	$218,500	$150	44

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-40,018
• Equity at exit: $46,968

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-17,729
• Equity at exit: $27,235

Cash invested: $88,200 (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 15205

• Home prices YoY: -30.7%
• Rents YoY: 3.4%
• Active inventory: 65
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,717 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $157

Break-even live

Break-even rent $2,518

Max offer price $315,000

Occupancy floor 89%

Sensitivity live

Price	-10% $335	-5% $246	+0% $157	+5% $68	+10% $-21
Rent	-10% $-58	-5% $50	+0% $157	+5% $264	+10% $372
Rate	-1.0pp $316	-0.5pp $237	base $157	+0.5pp $75	+1.0pp $-8

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1837 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.21mi
1841 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.21mi
1835 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.21mi
1831 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.21mi
1819 Chessland St Pittsburgh, PA	3.0	3.5	2185	$3,495	$1.60	2d	1	0.23mi
325 Elizabeth Dr Pittsburgh, PA	3.0	1.0–2.0	975	$2,413	$2.47	2d	23	0.87mi
51 Taylor St Pittsburgh, PA	3.0	1.0	1168	$1,600	$1.37	45d	1	1.15mi
10 Leslie St Pittsburgh, PA	2.0	1.0	1200	$1,475	$1.23	44d	1	1.30mi
29 E Prospect Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$1,100	$0.92	44d	1	1.38mi

Listing history 8 events

1. 2026-03-30
   historical Contingent
2. 2026-03-23
   listed $315,000 Active
3. 2020-07-22
   soldstatus $270,000
4. 2020-07-16
   soldstatus $270,000 Closed 1033-char remark

   Show marketing remark (1033 chars)

   A rare find in a great neighborhood! Fantastic ranch has easy to maintain flat front yard. You’ll be surprised when you step inside, there is room to roam! Sun-drenched kitchen has loads of counter space & cabinets for great storage. Hardwood floors run thru eat-in area with big picture window & fireplace. From there move into the dining room with second fire place & brick feature wall. This opens to your incredible family room- plenty of space to relax in front of the third fireplace! Easy access out to the deck, an ideal spot for morning coffee or unwinding at the end of a day. Updated full bath & two bedrooms round out the main level. Downstairs is a flexible floor plan with third bedroom, full bath, storage, & laundry area. Also, plenty of room for an office, exercise space, separate playroom- the possibilities are endless! One car attached garage, PLUS 2 car detached. Partially fenced backyard is neatly landscaped. What a retreat for the whole family to spend coming summer days!

5. 2020-05-17
   historical Contingent 1033-char remark

   Show marketing remark (1033 chars)

   A rare find in a great neighborhood! Fantastic ranch has easy to maintain flat front yard. You’ll be surprised when you step inside, there is room to roam! Sun-drenched kitchen has loads of counter space & cabinets for great storage. Hardwood floors run thru eat-in area with big picture window & fireplace. From there move into the dining room with second fire place & brick feature wall. This opens to your incredible family room- plenty of space to relax in front of the third fireplace! Easy access out to the deck, an ideal spot for morning coffee or unwinding at the end of a day. Updated full bath & two bedrooms round out the main level. Downstairs is a flexible floor plan with third bedroom, full bath, storage, & laundry area. Also, plenty of room for an office, exercise space, separate playroom- the possibilities are endless! One car attached garage, PLUS 2 car detached. Partially fenced backyard is neatly landscaped. What a retreat for the whole family to spend coming summer days!

6. 2020-05-04
   listed $269,900 Active 1033-char remark

   Show marketing remark (1033 chars)

   A rare find in a great neighborhood! Fantastic ranch has easy to maintain flat front yard. You’ll be surprised when you step inside, there is room to roam! Sun-drenched kitchen has loads of counter space & cabinets for great storage. Hardwood floors run thru eat-in area with big picture window & fireplace. From there move into the dining room with second fire place & brick feature wall. This opens to your incredible family room- plenty of space to relax in front of the third fireplace! Easy access out to the deck, an ideal spot for morning coffee or unwinding at the end of a day. Updated full bath & two bedrooms round out the main level. Downstairs is a flexible floor plan with third bedroom, full bath, storage, & laundry area. Also, plenty of room for an office, exercise space, separate playroom- the possibilities are endless! One car attached garage, PLUS 2 car detached. Partially fenced backyard is neatly landscaped. What a retreat for the whole family to spend coming summer days!

7. 1986-12-04
   soldstatus $77,000
8. 1984-01-10
   soldstatus $67,500

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $3,724 · $310/mo
• Expected delta: +$1,253/yr (+$104/mo · 50.7%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,598
• − Mortgage interest: −$17,645
• − Property taxes: −$2,471
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − Depreciation: −$9,164
• Taxable loss: −$3,471
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $2,718/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 — Green Tree

• Score: 82/100
• State rank: #139
• US rank: #1130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Tree, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,519
• Metro: Pittsburgh, PA
• Population (ZIP): 24,060
• Household income: $70,991
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1334.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 5% Asian 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -109.16%
• Current HPI: 246.4018
• Rent YoY: ▲ 3.40%
• 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

+366.7% since first listed

8 events — show timeline

• 2026-03-30 Contingent — West Penn MLS
• 2026-03-23 Listed $315,000 West Penn MLS
• 2020-07-22 Sold (Public Records) $270,000 Public Records
• 2020-07-16 Sold (MLS) $270,000 West Penn MLS
• 2020-05-17 Contingent — West Penn MLS
• 2020-05-04 Listed $269,900 West Penn MLS
• 1986-12-04 Sold (Public Records) $77,000 Public Records
• 1984-01-10 Sold (Public Records) $67,500 Public Records

Property tax history

-3.0%/yr

Latest (2026): $2,471 · +2.6% YoY. Source: county tax records.