816 Penn St · Sharpsburg, PA 15215

$209,900

3 bd · 2.0 ba · 1,998 sqft · SingleFamily public records · 52 Days on market

Built 1910 740 sqft lot $105/sqft · 5% above area Est $200k · 5% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +6.9/10.0
• ARV discount +5.2/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT FAMILY HOME!!!! LARGE HOME COULD BE 2 UNIT UPDATED KITCHEN 2 NEW BATHS NEUTRAL DEC, 2 COVERED DECKS

Key facts

• Textured walls
• Finished attic
• Soaring ceilings

Tags

• FINISHED ATTIC
• SOARING CEILINGS
• ORIGINAL DELIVERY DOOR
• ORIGINAL LIGHT FIXTURES
• TEXTURED WALLS
• TWO DECKS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 3 stories; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Public transportation nearby; Lot dimensions 21x25x49.55x21.33

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Some gas appliances
• Bedrooms: Upper-level bedroom (13x10); Upper-level bedroom (10x7)
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Hot water heating; Wall/window cooling units
• Interior features: Kitchen island; Pantry; Window treatments; Multi-pane windows; Window screens; Decorative fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#248 in PA, #2,145 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, schools D-, employment D-.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 56 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 32% of the median local income ($99k/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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $65k; list at $210k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.27%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $199,530
• List price: $209,900
• Delta: 5.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Penn St	0.22mi	3/1.5	2,082 (+4%)	8mo	$128,000	$61	74
713 Edgewood Ave	0.32mi	3/2.5	2,020 (+1%)	10mo	$710,000	$351	73
66 Cherry St	0.53mi	3/2.0	1,952 (-2%)	2mo	$325,000	$166	70
16 4th St	0.22mi	3/1.5	1,824 (-9%)	6mo	$215,000	$118	68
221 13th St	0.22mi	4/2.0 (+1)	2,100 (+5%)	12mo	$170,000	$81	67
29 Kittanning Pike	0.48mi	3/1.5	1,934 (-3%)	8mo	$205,000	$106	64
229 Clifton Ave	0.27mi	3/1.5	1,725 (-14%)	3mo	$209,000	$121	60
1636 Trinity St	0.67mi	3/2.5	1,873 (-6%)	1mo	$501,636	$268	55
803 Sharps Hill Rd	0.37mi	4/2.5 (+1)	2,152 (+8%)	16mo	$194,000	$90	50
9 Morelock St	0.73mi	4/2.5 (+1)	1,956 (-2%)	14mo	$360,000	$184	44
78 High St	0.75mi	3/3.0	2,176 (+9%)	4mo	$33,333	$15	43
230 Clifton Ave	0.29mi	4/1.5 (+1)	1,706 (-15%)	15mo	$245,000	$144	43

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 · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $16,113
• Equity at exit: $31,297

10-year hold

• IRR: 18.0%
• Equity multiple: 2.65×
• Total profit: $96,697
• Equity at exit: $18,148

Cash invested: $58,772 (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 15215

• Rents YoY: 5.2%
• Active inventory: 56
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$87
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $692

Break-even live

Break-even rent $1,740

Max offer price $209,900

Occupancy floor 69%

Sensitivity live

Price	-10% $811	-5% $752	+0% $692	+5% $633	+10% $574
Rent	-10% $486	-5% $589	+0% $692	+5% $796	+10% $899
Rate	-1.0pp $798	-0.5pp $746	base $692	+0.5pp $638	+1.0pp $583

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 8th St Sharpsburg, PA	4.0	2.0	2240	$2,100	$0.94	18d	1	0.04mi
6026 Sawyer St Unit NA Pittsburgh, PA	3.0	2.0	2231	$2,500	$1.12	20d	1	0.79mi
160 56th St Pittsburgh, PA	3.0	3.0	1737	$3,900	$2.25	20d	1	1.10mi
5264 Dresden Way Pittsburgh, PA	2.0	2.0	1853	$2,500	$1.35	25d	1	1.38mi
5700 Bunkerhill St Pittsburgh, PA	1.0–3.0	1.0–2.0	1258	$3,236	$2.57	3d	17	1.39mi
404 Reetz St Pittsburgh, PA	4.0	1.0	1500	$2,050	$1.37	17d	1	1.39mi
5275 Butler St Pittsburgh, PA	2.0	1.0–2.0	885	$4,076	$4.61	3d	130	1.40mi
1115 N Negley Ave Pittsburgh, PA	1.0–2.0	1.0–2.0	968	$2,390	$2.47	3d	2	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $209,900 Active 52 DOM
2. 2026-06-18
   days on market $209,900 Active 49 DOM
3. 2026-06-17
   days on market $209,900 Active 48 DOM
4. 2026-06-16
   days on market $209,900 Active 47 DOM
5. 2026-06-15
   days on market $209,900 Active 46 DOM
6. 2026-06-13
   days on market $209,900 Active 44 DOM
7. 2026-06-09
   days on market $209,900 Active 40 DOM
8. 2026-06-08
   days on market $209,900 Active 39 DOM
9. 2026-06-07
   pricedays on market $209,900 Active 38 DOM
10. 2026-06-03
    days on market $214,900 Active 34 DOM
11. 2026-06-02
    days on market $214,900 Active 33 DOM
12. 2026-06-01
    days on market $214,900 Active 32 DOM
13. 2026-05-31
    days on market $214,900 Active 31 DOM
14. 2026-04-29
    listed $214,900 Active 1750-char remark
15. 2000-01-18
    soldstatus $64,900
16. 2000-01-17
    soldstatus $64,900 105-char remark

    Show marketing remark (105 chars)

    GREAT FAMILY HOME!!!! LARGE HOME COULD BE 2 UNIT UPDATED KITCHEN 2 NEW BATHS NEUTRAL DEC, 2 COVERED DECKS

17. 1999-10-06
    listed $64,900 105-char remark

    Show marketing remark (105 chars)

    GREAT FAMILY HOME!!!! LARGE HOME COULD BE 2 UNIT UPDATED KITCHEN 2 NEW BATHS NEUTRAL DEC, 2 COVERED DECKS

18. 1994-01-20
    soldstatus $47,650

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $2,445 · $204/mo
• Expected delta: +$872/yr (+$73/mo · 55.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,402
• − Mortgage interest: −$11,758
• − Property taxes: −$1,573
• − Insurance: −$1,716
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − Depreciation: −$6,106
• Taxable income: $5,225
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $7,056/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Sharpsburg

• Score: 79/100
• State rank: #248
• US rank: #2145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpsburg, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,907
• Household income: $99,071
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 311.0

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 3%
• Common ancestry: Romanian 9% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 2% Chinese 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: ▼ -171.68%
• Current HPI: 284.7359
• Rent YoY: ▲ 5.24%
• 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

+340.5% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $209,900 West Penn MLS
• 2026-04-29 Listed $214,900 West Penn MLS
• 2000-01-18 Sold (Public Records) $64,900 Public Records
• 2000-01-17 Sold (MLS) $64,900 West Penn MLS
• 1999-10-06 Listed $64,900 West Penn MLS
• 1994-01-20 Sold (Public Records) $47,650 Public Records

Property tax history

+1.2%/yr

Latest (2026): $1,573 · +1.3% YoY. Source: county tax records.