215 Patterson Ave · Bridgeville, PA 15017

$69,900

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 6 Days on market

Built 1930 3,001 sqft lot ↓ 8% since listing

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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
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Bridgeville! Blank slate! Bring your finishing touches!! Large semi fenced in backyard! Spacious Sunporch/Mud room! Hardwood flooring throughout could be refinished and gleaming again! Finished basement adds additional living and storage space! Centrally located!!

Key facts

• Finished space
• Flex area
• Game room

Tags

• CHAR VALLEY SCHOOL DISTRICT
• FINISHED SPACE
• GAME ROOM
• HOME OFFICE
• FLEX AREA
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: On-street parking
• Utilities: Gas heating (forced air)
• Home design: Two-story frame house; Resale property; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: 50- to 25-foot lot with approximate dimensions 25x120; Public transportation nearby

Interior

• Kitchen: Kitchen on main level (9x10)
• Bedrooms: Second bedroom on upper level (9x12); Additional bedroom-sized room on upper level (12x13)
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Tile and vinyl flooring; Finished full basement with walk-up access; Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.6% vs local median 4.1% in Bridgeville — 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 80/100 on livability (#199 in PA, #1,745 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities A; Watch: employment C-, commute F.
• Chartiers Valley SD (suburban): math 37% / reading 57% proficiency, ranked #221 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chartiers Valley Primary Sch (879 students, 30% FRL); Chartiers Valley Ms (math 20% / reading 55%, grade F, #292 of 512 statewide, top 58%, 718 students, 35% FRL); Chartiers Valley Hs (math 53% / reading 24%, grade F, #279 of 437 statewide, top 64%, 1,018 students, 25% FRL).
• Market conditions: 70 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.71%
• DSCR: 2.63
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $165,664
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Chess	0.28mi	2/1.0	960 (-3%)	3mo	$159,999	$167	79
726 Locust St	0.25mi	2/1.0	960 (-3%)	21mo	$85,000	$89	65
216 Hickman St	0.20mi	2/1.0	880 (-11%)	8mo	$125,000	$142	65
126 May Ave	0.40mi	3/1.0 (+1)	1,101 (+11%)	6mo	$174,900	$159	53
665 Dewey Ave	0.48mi	2/1.5	875 (-12%)	8mo	$185,000	$211	49
297 Patterson Ave	0.15mi	3/1.0 (+1)	1,125 (+13%)	24mo	$215,000	$191	46
299 Liberty St	0.70mi	2/1.0	1,031 (+4%)	22mo	$150,000	$145	43
122 Eisner Ave	0.39mi	3/1.0 (+1)	1,105 (+11%)	20mo	$185,900	$168	41
901 Fryer	0.67mi	3/1.5 (+1)	928 (-6%)	14mo	$110,000	$119	39
779 Bowerhill Rd	0.69mi	3/2.0 (+1)	1,137 (+15%)	8mo	$192,500	$169	27

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: 32.6%
• Equity multiple: 2.37×
• Total profit: $26,895
• Equity at exit: $10,422

10-year hold

• IRR: 39.7%
• Equity multiple: 4.72×
• Total profit: $72,873
• Equity at exit: $6,044

Cash invested: $19,572 (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 15017

• Home prices YoY: -31.8%
• Active inventory: 70
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $599

Break-even live

Break-even rent $740

Max offer price $69,900

Occupancy floor 55%

Sensitivity live

Price	-10% $638	-5% $619	+0% $599	+5% $579	+10% $559
Rent	-10% $480	-5% $540	+0% $599	+5% $658	+10% $717
Rate	-1.0pp $634	-0.5pp $617	base $599	+0.5pp $581	+1.0pp $562

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Grandview Ave #508 Bridgeville, PA	1.0	1.0	855	$995	$1.16	14d	1	0.76mi
2200 Alpha Dr Bridgeville, PA	1.0–3.0	1.0–2.0	1016	$2,228	$2.19	4d	30	0.78mi

Listing history 5 events

1. 2026-06-21
   days on market $69,900 Active 6 DOM
2. 2026-06-18
   days on market $69,900 Active 3 DOM
3. 2026-06-17
   days on market $69,900 Active 2 DOM
4. 2026-06-16
   remarks 544-char remark
5. 2026-06-16
   listed $69,900 Active 1 DOM

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/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 ≥98°F today · 17 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: $17,979
• − Mortgage interest: −$3,915
• − Property taxes: −$2,270
• − Insurance: −$350
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$2,033
• Taxable income: $6,534
• Est. tax owed @ 24.0%: −$1,568
• After-tax cash flow: $5,617/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: Chartiers Valley SD
• NCES district ID: 4205700
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 57% ▼ -17.00%
• Median HH income: $57,191
• Composite: 40.91/100
• National rank: #3614
• State rank: #221 of 539 in PA

Livability — Bridgeville

• Score: 80/100
• State rank: #199
• US rank: #1745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeville, PA
• County: Allegheny County · 1,022,028 people
• City population: 17,782
• Metro: Pittsburgh, PA
• Population (ZIP): 17,782
• Household income: $86,937
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 454.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 3% 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: ▼ -118.46%
• Current HPI: 254.0465
• 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

-7.9% since first listed

8 events — show timeline

• 2026-06-12 Listed $69,900 West Penn MLS
• 2026-01-13 Delisted — West Penn MLS
• 2025-02-04 Contingent — West Penn MLS
• 2025-01-14 Listed $39,900 West Penn MLS
• 2024-10-28 Price Changed $69,000 West Penn MLS
• 2024-08-10 Price Changed $70,900 West Penn MLS
• 2024-07-13 Price Changed $73,900 West Penn MLS
• 2024-07-02 Price Changed $75,900 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $2,270 · +0.0% YoY. Source: county tax records.