2823 Wohleber St · Millvale, PA 15212

$249,900

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 3 Days on market

Built 1963 7,021 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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a gem! This freshly updated brick ranch is just minutes from 279 and the city. Head to the back deck to take in the views and quiet setting. Bask in the natural sunlight pouring into the fully redone living room. Down the hall are 3 spacious bedrooms and a remodeled full bathroom. Parking is a breeze with the large, newly paved driveway and integral garage. Situated in Shaler SD, it’s minutes to walk to primary school. Don’t miss out on the incredible one-floor living of this Spagnolo home!

Key facts

• Walkout basement
• Updated basement
• Back deck

Tags

• SHALER SCHOOL DISTRICT
• UPDATED BASEMENT
• WALKOUT BASEMENT
• BACK DECK

Property features AI

Exterior

• Parking: Built-in attached garage (1 parking space)
• Utilities: Public water; Public sewer
• Construction: Asphalt roof
• Exterior features: Public water; Public sewer; Resale condition

Interior

• Kitchen: Dishwasher; Microwave; Stove; Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full walk-out basement; Some gas appliances
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

Location & tenants

• Location reads 85/100 on livability (#75 in PA, #544 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• Shaler Area SD (suburban): math 36% / reading 59% proficiency, ranked #208 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.0%/yr); 11 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $3,097/mo this rent would consume 58% of the median local household income ($64k/yr) (locally 1584% 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $168k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1963 — 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. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $133,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2719 Edison St	0.13mi	3/1.0	1,080 (+5%)	14mo	$190,000	$176	71
37 Bateman St	0.40mi	2/1.0 (-1)	1,120 (+9%)	1mo	$100,000	$89	58
18 Howard St	0.38mi	2/1.5 (-1)	1,144 (+12%)	3mo	$114,655	$100	56
2020 Lowrie	0.59mi	2/1.0 (-1)	1,079 (+5%)	1mo	$140,000	$130	56
2104 Straubs Ln	0.50mi	2/1.0 (-1)	1,066 (+4%)	12mo	$92,000	$86	53
2126 Rockledge St	0.69mi	3/2.0	1,080 (+5%)	7mo	$182,000	$169	51
105 Davis St	0.49mi	2/1.0 (-1)	926 (-10%)	5mo	$50,000	$54	50
2162 Lowrie St	0.48mi	2/1.5 (-1)	1,104 (+8%)	13mo	$147,000	$133	48
126 Gardenview Dr	0.74mi	2/2.0 (-1)	976 (-5%)	3mo	$235,000	$241	48
3375 Spring Garden Rd	0.73mi	3/1.0	1,100 (+7%)	5mo	$100,000	$91	47
122 Clara St	0.46mi	2/1.0 (-1)	900 (-12%)	9mo	$100,000	$111	44
1920 Lowrie St	0.71mi	2/1.0 (-1)	1,122 (+10%)	8mo	$180,000	$160	38

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $7,453
• Equity at exit: $37,261

10-year hold

• IRR: 13.3%
• Equity multiple: 2.11×
• Total profit: $77,611
• Equity at exit: $21,607

Cash invested: $69,972 (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 15212

• Home prices YoY: -31.6%
• Rents YoY: 4.0%
• Active inventory: 11
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,097 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$330 /mo · $3,959/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $702

Break-even live

Break-even rent $2,208

Max offer price $249,900

Occupancy floor 72%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 Mount Troy Rd Apt 2 Pittsburgh, PA	2.0	1.0	900	$994	$1.10	12d	1	0.65mi
4107 Willow St Pittsburgh, PA	2.0	1.0–2.0	917	$3,334	$3.63	2d	28	1.04mi
147 39th St Pittsburgh, PA	3.0	1.0–2.0	934	$3,463	$3.71	2d	44	1.06mi
3725 Butler St Pittsburgh, PA	2.0	2.0	1236	$3,899	$3.15	15d	1	1.20mi
212 Hugel Dr Unit 1 Pittsburgh, PA	2.0	1.0	1200	$1,450	$1.21	24d	1	1.24mi
3459 Butler St Pittsburgh, PA	2.0	2.0	970	$2,590	$2.67	24d	12	1.25mi
2939 Smallman St Pittsburgh, PA	3.0	1.0–2.0	919	$4,580	$4.98	2d	53	1.31mi
2926 Smallman St Pittsburgh, PA	3.0	1.0–2.0	871	$4,600	$5.28	15d	52	1.33mi
2930 Smallman St Pittsburgh, PA	3.0	1.0–2.0	872	$4,600	$5.27	8d	56	1.33mi
2645 Railroad St Pittsburgh, PA	2.0	1.0–2.0	825	$3,067	$3.72	3d	24	1.38mi
265 46th St Pittsburgh, PA	1.0–3.0	1.0–1.5	883	$2,745	$3.11	4d	10	1.43mi

Listing history 3 events

1. 2026-06-16
   statusdays on market $249,900 Pending 3 DOM
2. 2026-06-15
   remarks 435-char remark
3. 2026-06-15
   listed $249,900 Active 2 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: $3,959 · $330/mo
• Projected year-2 tax: $3,959 · $330/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 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,163
• − Mortgage interest: −$13,998
• − Property taxes: −$3,959
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − Depreciation: −$7,270
• Taxable income: $4,740
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $7,286/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: Shaler Area SD
• NCES district ID: 4221200
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $57,411
• Composite: 41.33/100
• National rank: #3506
• State rank: #208 of 539 in PA

Livability — Millvale

• Score: 85/100
• State rank: #75
• US rank: #544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 27,652
• Household income: $64,077
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1584.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 25% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 3% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -120.40%
• Current HPI: 260.4262
• Rent YoY: ▲ 4.01%
• 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

+42.9% since first listed

6 events — show timeline

• 2026-06-12 Listed $249,900 West Penn MLS
• 2024-06-03 Sold (Public Records) $168,000 Public Records
• 2024-05-31 Pending — West Penn MLS
• 2024-05-30 Sold (MLS) $168,000 West Penn MLS
• 2024-03-26 Contingent — West Penn MLS
• 2024-03-20 Listed $174,900 West Penn MLS

Property tax history

+3.7%/yr

Latest (2026): $3,959 · +0.0% YoY. Source: county tax records.