526 E 8th Ave · Munhall, PA 15120

$284,900

3 bd · 4.0 ba · — sqft · MultiFamily · 150 Days on market

Built 1955 2,748 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Checkout this Multi-unit Commercial Opportunity! 4 Apartments above commercial space. 1st floor is setup as storage bays. Upper levels comprised of multiple apartments. All apartments have been updated with new flooring, kitchens, paint, and newer appliances. 3 occupied apartments, 1 is vacant. 20 storage units, 3 currently rented. Building has new electric panels, and new Hot water tanks.

Key facts

• New kitchens
• New hot water tanks
• Newer appliances

Tags

• UPDATED FLOORING
• NEW KITCHENS
• NEW PAINT
• NEWER APPLIANCES
• NEW ELECTRIC PANELS
• NEW HOT WATER TANKS

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 7.3% in Munhall — 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 78/100 on livability (#308 in PA, #2,734 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $4,224/mo this rent would consume 91% of the median local household income ($56k/yr) (locally 669% 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $80k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
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 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: 1.48% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.58%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $123,572
• List price: $284,900
• Delta: 130.55%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1615 Mcclure St	0.42mi	4/2.0 (+1)	—	4mo	$135,000	—	52
705 E 18th Ave	0.47mi	4/3.0 (+1)	—	8mo	$201,064	—	50
220 E 16th Ave	0.42mi	4/2.0 (+1)	—	10mo	$275,000	—	47
810 Hays St	0.55mi	4/3.0 (+1)	—	8mo	$225,000	—	46
237-239 E 17th Ave	0.44mi	4/2.0 (+1)	—	13mo	$132,000	—	43
601 E 16th Ave	0.36mi	4/2.0 (+1)	—	22mo	$279,900	—	40
110 W 11th Ave	0.46mi	4/2.0 (+1)	—	18mo	$158,000	—	38
133 E 20th Ave	0.65mi	3/2.0	—	21mo	$130,000	—	32

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.57×
• Total profit: $45,584
• Equity at exit: $42,480

10-year hold

• IRR: 23.7%
• Equity multiple: 3.15×
• Total profit: $171,240
• Equity at exit: $24,633

Cash invested: $79,772 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 92
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $4,224 high
• Mortgage (P&I): −$1,494
• Tax est. 1.5%: −$356 /mo · $4,274/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$887
• Net cashflow: $1,368

Break-even live

Break-even rent $2,492

Max offer price $284,900

Occupancy floor 63%

Sensitivity live

Price	-10% $1,565	-5% $1,467	+0% $1,368	+5% $1,270	+10% $1,171
Rent	-10% $1,034	-5% $1,201	+0% $1,368	+5% $1,535	+10% $1,702
Rate	-1.0pp $1,512	-0.5pp $1,441	base $1,368	+0.5pp $1,294	+1.0pp $1,219

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,224
Total (4 units)			$4,224

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	0.11mi
337 E 12th Ave Unit 3 Homestead, PA	2.0	1.0	—	$750	—	44d	1	0.23mi
1215 Louise St Homestead, PA	3.0	1.0	—	$1,095	—	44d	1	0.27mi
823 E 11th Ave Homestead, PA	3.0	1.5	—	$1,275	—	24d	1	0.33mi
249 E 15th Ave Unit 2 Homestead, PA	2.0	1.0	—	$750	—	44d	1	0.37mi
810 Amity St Unit 2 Homestead, PA	2.0	1.0	800	$995	$1.24	13d	1	0.39mi
602 E 17th Ave Homestead, PA	2.0	1.0	—	$1,195	—	24d	1	0.45mi
237-239 E 17th Ave Homestead, PA	2.0	1.0	—	$1,080	—	24d	1	0.45mi
239 E 17th Ave Homestead, PA	2.0	1.0	—	$1,150	—	44d	1	0.46mi
1405 West St Unit 1405 Homestead, PA	2.0	1.0	—	$1,200	—	15d	1	0.48mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	0.49mi
122 E 16th Ave Unit 2 Homestead, PA	2.0	1.0	—	$1,100	—	44d	1	0.51mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	17d	1	0.61mi
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	17d	1	0.61mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	0.61mi
248 W 9th Ave Homestead, PA	3.0	1.0	—	$1,495	—	17d	1	0.65mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	0.69mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	44d	1	0.87mi
1219 Commercial St Pittsburgh, PA	3.0	2.0	—	$4,000	—	8d	1	0.94mi
7330 Denniston Ave Unit 2 Pittsburgh, PA	2.0	1.0	—	$1,050	—	44d	1	0.99mi
118 Whitaker St Unit 1 Homestead, PA	2.0	1.0	—	$1,250	—	18d	1	1.02mi
2050 Monongahela Ave Unit 2 Pittsburgh, PA	2.0	1.0	—	$995	—	44d	1	1.05mi
1001 Parkview Blvd Pittsburgh, PA	1.0–2.0	1.0–2.0	888	$2,750	$3.10	2d	1	1.14mi
7429 Park Ave #2 Swissvale, PA	3.0	1.0	—	$1,400	—	44d	1	1.14mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	44d	1	1.15mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	3d	1	1.17mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	22d	1	1.17mi
308 Lea St Homestead, PA	4.0	2.0	1480	$1,490	$1.01	3d	1	1.25mi
7070 Forward Ave Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$2,800	$3.07	2d	12	1.26mi
7540 Calumet St Unit 2nd Floor Pittsburgh, PA	2.0	1.0	—	$1,195	—	44d	1	1.30mi
6581 Rosemoor St Pittsburgh, PA	3.0	2.5	1752	$2,800	$1.60	13d	1	1.31mi
1812 S Braddock Ave Apt 302 Pittsburgh, PA	2.0	1.0	—	$975	—	44d	1	1.34mi
127 Westland Dr Pittsburgh, PA	3.0	2.5	3420	$4,000	$1.17	18d	1	1.37mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	24d	1	1.39mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	24d	1	1.42mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	1.42mi
2570 Mount Royal Rd Pittsburgh, PA	4.0	2.5	1848	$3,200	$1.73	17d	1	1.46mi
2121 Milligan Ave Unit 3 Pittsburgh, PA	2.0	1.0	800	$1,195	$1.49	44d	1	1.47mi
2121 Milligan Ave Unit 6 Pittsburgh, PA	2.0	1.0	800	$1,300	$1.62	5d	1	1.47mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $284,900 Active 150 DOM
2. 2026-06-17
   days on market $284,900 Active 149 DOM
3. 2026-06-16
   days on market $284,900 Active 148 DOM
4. 2026-06-15
   days on market $284,900 Active 147 DOM
5. 2026-06-13
   days on market $284,900 Active 145 DOM
6. 2026-06-09
   days on market $284,900 Active 141 DOM
7. 2026-06-08
   days on market $284,900 Active 140 DOM
8. 2026-06-07
   days on market $284,900 Active 139 DOM
9. 2026-06-05
   days on market $284,900 Active 136 DOM
10. 2026-06-03
    days on market $284,900 Active 135 DOM
11. 2026-06-02
    days on market $284,900 Active 134 DOM
12. 2026-06-01
    days on market $284,900 Active 133 DOM
13. 2026-05-31
    days on market $284,900 Active 132 DOM
14. 2026-05-15
    price $284,900 392-char remark

    Show marketing remark (392 chars)

    Checkout this Multi-unit Commercial Opportunity! 4 Apartments above commercial space. 1st floor is setup as storage bays. Upper levels comprised of multiple apartments. All apartments have been updated with new flooring, kitchens, paint, and newer appliances. 3 occupied apartments, 1 is vacant. 20 storage units, 3 currently rented. Building has new electric panels, and new Hot water tanks.

15. 2026-03-04
    price $289,000 392-char remark

    Show marketing remark (392 chars)

    Checkout this Multi-unit Commercial Opportunity! 4 Apartments above commercial space. 1st floor is setup as storage bays. Upper levels comprised of multiple apartments. All apartments have been updated with new flooring, kitchens, paint, and newer appliances. 3 occupied apartments, 1 is vacant. 20 storage units, 3 currently rented. Building has new electric panels, and new Hot water tanks.

16. 2026-02-11
    price $299,000 392-char remark

    Show marketing remark (392 chars)

    Checkout this Multi-unit Commercial Opportunity! 4 Apartments above commercial space. 1st floor is setup as storage bays. Upper levels comprised of multiple apartments. All apartments have been updated with new flooring, kitchens, paint, and newer appliances. 3 occupied apartments, 1 is vacant. 20 storage units, 3 currently rented. Building has new electric panels, and new Hot water tanks.

17. 2026-01-19
    listed $310,000 Active 392-char remark

    Show marketing remark (392 chars)

    Checkout this Multi-unit Commercial Opportunity! 4 Apartments above commercial space. 1st floor is setup as storage bays. Upper levels comprised of multiple apartments. All apartments have been updated with new flooring, kitchens, paint, and newer appliances. 3 occupied apartments, 1 is vacant. 20 storage units, 3 currently rented. Building has new electric panels, and new Hot water tanks.

18. 2023-08-08
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $50,688
• − Mortgage interest: −$15,959
• − Property taxes: −$4,274
• − Insurance: −$1,424
• − Repairs & maintenance: −$4,055
• − Management: −$4,055
• − Depreciation: −$8,288
• Taxable income: $12,633
• Est. tax owed @ 24.0%: −$3,032
• After-tax cash flow: $13,385/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Munhall

• Score: 78/100
• State rank: #308
• US rank: #2734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munhall, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,029
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

-8.1% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $284,900 West Penn MLS
• 2026-03-04 Price Changed $289,000 West Penn MLS
• 2026-02-11 Price Changed $299,000 West Penn MLS
• 2026-01-19 Listed $310,000 West Penn MLS
• 2023-08-08 Rental Removed — APPFOLIO