Mario Lemieux Pl · Parcel 0002C00400000000 — EaseScore.AI

Municipality

No official address · near Mario Lemieux Pl

Parcel ID 0002C00400000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Crawford-Roberts · Zoning SP-11← New search

Illustrative 3D map, not a photo

Site layout · 3–4 units, 4 homes

Few barriersEase Score · 3–4 units

No major site constraints in our data.

New-home prices nearby: Strong9 sales, $271/sq ft

Measures barriers to building, not whether it's a good investment.

Lot size

19,966 sq ft

0.46 acre

Average slope

15%

16% over 25%

Hazards

Combined sewer

in our data

Zoning

SP-11

Models 1–4

Existing building: None on record (County assessment)

Best option: Duplex · 2 homes (allowed by right), needs subsidy or lower costs (pencils means it meets the target profit margin at default assumptions) (showing 3-4 unit building)

Feasibility study

Decision support only: not legal, financial, zoning or engineering advice.

Design & engineering

REQUIRED
Accessibility design (Fair Housing Act / code) (Architect; reviewed at permit)
4 new units (Fair Housing Act covers buildings of 4+ units).
Sources: 42 U.S.C. §3604(f)(3)(C); PA UCC / ICC A117.1; Project answers
REQUIRED
Architectural drawings (Architect / designer)
Permits need drawings; sealed drawings above certain scope (confirm threshold).
Sources: Project answers
REQUIRED
Energy code compliance (Designer; reviewed at permit)
New conditioned space.
Sources: PA UCC (34 Pa. Code Ch. 403) — IECC as adopted; Project answers
REQUIRED
Fire alarm / sprinkler design and permit (Fire protection engineer; PLI / fire marshal)
4-unit building falls under the commercial building code.
Sources: Project answers
REQUIRED
Geotechnical report (Geotechnical professional (signed, sealed, insured; PE not required in the City); reviewed by City Planning at site plan review and by PLI at permit)
4-unit building falls under the IBC: a geotechnical investigation is required unless the building official waives it (IBC §1803.2).
also: 16% of the lot is steeper than 25% (1 m lidar) outside the hazard overlays: not a code trigger by itself, but an engineer may want soil data.
also: 16% of the lot is steeper than 25% (1 m lidar). Will your grading create cut or fill slopes over 25%? If so, a geotechnical report is required (§915.02.A.1.c).
ⓘ Report must be signed and sealed by a credentialed soil, civil, or geotechnical engineer or professional geologist, with liability insurance; it includes borings, a site plan with overlays and steep-slope contours, a grading plan, and recommendations. City Planning checks it at site plan review; PLI reviews it again at permit.
Sources: Pittsburgh Zoning Code §906.04.B.2, §906.05.B.2–3, §915.02.A.1.c; City Planning 'Geotechnical Reports' handout (Dec 2024); IBC §1803.2 / IRC R401.4 (PA UCC); Project answers; USGS 3DEP 1 m lidar
LIKELY
Civil site plan (Civil engineer)
New construction on steep ground (16% of the lot over 25%) needs a grading plan.
also: 4 units.
Sources: USGS 3DEP 1 m lidar; Project answers
LIKELY
Retaining wall design (Structural/geotechnical engineer)
16% of the lot is steeper than 25%; level building area usually means walls over 4 ft.
Sources: IRC R404.4 (as adopted in PA UCC) — confirm; USGS 3DEP 1 m lidar
LIKELY
Structural engineer (Structural engineer)
Foundation on a lot that is 16% steeper than 25%.
also: Multifamily building.
Sources: USGS 3DEP 1 m lidar; Project answers
LIKELY
Utility upgrades (electric service, transformer) (Duquesne Light / utility)
4 units: expect a service upgrade; utility timelines can be long.
Sources: Project answers
NOT NEEDED
Mine subsidence investigation & insurance (Engineer; PA Mine Subsidence Insurance)
No mapped mine workings under the lot.
Sources: 52 P.S. §1406.1 et seq. (Bituminous Mine Subsidence and Land Conservation Act) — confirm; City of Pittsburgh Undermined Areas

Zoning

REQUIRED
Record of zoning approval / zoning application (Zoning (Pittsburgh: OneStopPGH))
Zoned SP-11. New buildings, additions, and changes of use need zoning approval.
Sources: City of Pittsburgh Zoning Districts
POSSIBLE
Paper street vacation (DOMI right-of-way vacation)
Unopened-street data isn't loaded yet.
POSSIBLE
Parking & loading compliance (Zoning review)
Parking reduction area (SP-11 Lower Hill Planned Development).
Sources: Pittsburgh Zoning Code §914.02.A (Schedule A); §914.04 reductions; City of Pittsburgh Zoning Overlays
POSSIBLE
Registered Community Organization meeting (City Planning / RCO)
Required only if the project needs a public hearing (variance, special exception, conditional use) and meets a size/type trigger. RCO here: Hill CDC, Hill DCG & Hill DC-Parking Reduction 100% red for all.
Sources: Pittsburgh Code §178E.08(c); City of Pittsburgh Zoning Overlays
ASK
Lot consolidation / subdivision / lot line adjustment (Planning Commission / municipality)
Will you combine or split lots?
Sources: Project answers
NOT NEEDED
Certificate of Appropriateness (historic) (Historic Review Commission)
Not in a City historic district.
Sources: Pittsburgh Code Ch. 1101 — confirm; City of Pittsburgh Historic Districts
NOT NEEDED
Conditional use approval (City Council (Pittsburgh))
a multi-unit building isn't a conditional use in SP-11.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.06; Pittsburgh Zoning Code
NOT NEEDED
Contextual setback determination (Zoning Administrator)
District doesn't use contextual front setbacks.
Sources: Pittsburgh Zoning Code §925.06; Pittsburgh Zoning Code
NOT NEEDED
Historic review delays (Historic Review Commission)
Not in a City historic district.
Sources: Pittsburgh Code Ch. 1101 — confirm; City of Pittsburgh Historic Districts
NOT NEEDED
Inclusionary zoning compliance (City Planning)
Not in the Inclusionary Housing Overlay.
Sources: Pittsburgh Zoning Code §907.04.A.5–6; City of Pittsburgh Zoning Overlays
NOT NEEDED
Special exception (Zoning Board of Adjustment)
a multi-unit building is permitted by right in SP-11.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.07; Pittsburgh Zoning Code
NOT NEEDED
Variance (Zoning Board of Adjustment (hearing))
The studied layout (a 4-unit building) meets the district's setbacks, height, lot-size and parking rules.
Sources: Pittsburgh Zoning Code §922.09 (variances) — confirm; district standards per zoning_rules citation; QuickFit site-fit check against the zoning rules

Permits

REQUIRED
Building permit (PLI (Pittsburgh) / municipal building official)
Construction work.
Sources: PA UCC (34 Pa. Code Ch. 403); Project answers
LIKELY
Electrical permit (PLI / inspection agency)
New or altered wiring.
Sources: Project answers
LIKELY
Erosion & sediment control plan (Allegheny County Conservation District; PA DEP)
Lot is 19,966 sq ft; new construction commonly disturbs 5,000+ sq ft.
Sources: 25 Pa. Code Ch. 102; Parcel boundary
LIKELY
Grading / earth disturbance permit (PLI / municipality)
Hillside construction (16% of lot over 25%). A land operations permit is needed at 50 cu yd of grading or a 5 ft cut on a 25% slope (Pittsburgh §1003.03).
Sources: USGS 3DEP 1 m lidar
LIKELY
Mechanical (HVAC) permit (PLI / municipality)
New or replaced heating/cooling.
Sources: Project answers
LIKELY
Plumbing permit (Allegheny County Health Dept)
New or altered plumbing.
Sources: ACHD Article XV (Plumbing) — confirm; Project answers
LIKELY
Sewer/water tap-in & connection fees (Water / sewer authority)
Pittsburgh Water: $40 permit + $570 connection and meter; no tapping fees since 2022.
Sources: Project answers
LIKELY
Stormwater management plan (Water & sewer authority / municipality)
New roof and paving add impervious area. The City requires a stormwater plan when a project disturbs 5,000+ sq ft or adds 500+ sq ft of impervious surface.
Sources: Project answers
LIKELY
Street opening permit (DOMI)
Vacant lot: new water/sewer connections are usually dug in the street.
Sources: Allegheny County Property Assessments
POSSIBLE
Sewage planning (new connections/lots) (Municipality / sewer authority; PA DEP)
New units or lots add sewer load; confirm the local planning rule.
Sources: PA Sewage Facilities Act (Act 537), 35 P.S. §750.1 et seq.; Project answers
ASK
Curb cut / driveway permit (DOMI)
Will you add or change a driveway?
Sources: Project answers
NOT NEEDED
Asbestos survey + Health Dept notification (Certified inspector; Allegheny County Health Dept)
No structure recorded on the lot.
Sources: ACHD Article XXI; 40 CFR 61 Subpart M (NESHAP); Allegheny County Property Assessments
NOT NEEDED
Demolition permit (PLI / municipality)
No structure recorded on the lot.
Sources: Allegheny County Property Assessments
NOT NEEDED
Utility disconnects (Each utility)
No demolition.

Can you build here?

Yes, a 3-4 unit building is allowed by right and fits the lot's size and setback rules (1-3 months to a building permit, review time only).

Does it pencil?

Unlevered (before any loan payments): it costs about $1,890,000 to build and would bring in about $22,200 a year after running costs (net income), a 1% yearly return on cost.

Rent $5,600 × 12 = $67,200 a year; minus $45,000 in costs = $22,200 left to pay the loan.

What's in the way?

No major barriers found in our data.

What next?

Get the geotechnical report from Geotechnical professional (signed, sealed, insured; PE not required in the City); reviewed by City Planning at site plan review and by PLI at permit.
Get the phase I Environmental Site Assessment from Environmental consultant.
Get the retaining wall design from Structural/geotechnical engineer.

Time to a permit

1-3 months Estimate

Building-permit review only (plus any zoning hearing this option needs); zoning review, site-plan, geotech, PWSA and DOMI steps are not included.

Building-permit part: the City's review target for one round (City target, not measured). Each revision request adds time.

44 building permits waiting for City review (as of 2026-09-21).

building permit: City target 21 calendar days per review round (City target, not measured)
geotechnical report: ~1 mo (heuristic)

Planning badge Priority watch · 55 pts

Separate from the Ease Score. default — awaiting planning input.

✓ Publicly owned (city, URA, land bank) (20 pts): Owned by Other public (County owner records, as in the Planner).
✓ Within 400 m of frequent transit (15 pts): Nearest frequent stop 85 m.
? In a planning-designated target area or corridor (20 pts): Awaiting planning input: no target-area layer yet.
✓ Missing-middle (2-4 units, townhouses) by right (15 pts): By right: duplex, 3-4 unit building.
? Affordable units proposed (15 pts): Project input: not entered.
✓ In a HUD Qualified Census Tract (10 pts): In a HUD Qualified Census Tract.
– Vacant or blighted and tax-delinquent (5 pts): Not both vacant/blighted and tax-delinquent.
? Project matches the block's pattern (street precedent) (10 pts): Too few measured buildings on this block face to set a pattern.

What would unlock it

One policy change at a time, rerun through the same lot-fit test.

Parking minimum removed0 points · 0 units by right
Minimum lot size removed0 points · 0 units by right
Attached housing by right0 points · 0 units by right
Contextual front setback applied0 points · 0 units by right
None of these changes would raise the score or the units allowed by right here.

Scoring config v0.2.

All parcel facts (raw data, for checking)

{
  "site": {
    "sources": "County building footprints & centerlines; City centerlines (paper streets); county landslide inventory; USGS NHD; USFWS NWI; PA DEP Land Recycling; EPA ACRES",
    "building_count": 0,
    "streams_within_100ft": false,
    "wetlands_within_100ft": false
  },
  "mines": {
    "caveat": "Mine maps are incomplete; absence of a mapped mine is not proof that no mine exists.",
    "sources": {
      "mine_map": "PA Mine Map Atlas (PASDA / PA DEP)",
      "mined_out": "PA DEP Digitized Mined Out Areas, Coal Underground (DMO MOA)",
      "coal_bearing": "PA DEP Mine Subsidence Insurance risk map (MSI Risk Confirmed / Possible)",
      "city_undermined": "City of Pittsburgh Undermined Areas (UM-O)"
    },
    "msi_risk": null,
    "in_mined_out": false,
    "mine_map_pdf": "https://www.pasda.psu.edu/minemaps/Map_Repository/Other_Collections/WPA_Maps/PDF_Images/WPA_Pittsburgh_Sht_1_PGH.pdf",
    "mine_map_url": "https://www.minemaps.psu.edu/?LocalSheetID=WPA_Pittsburgh_Sht_1_PGH",
    "mine_map_sheet": "WPA_Pittsburgh_Sht_1_PGH",
    "in_coal_bearing": false,
    "mined_out_share": 0,
    "dist_mined_out_ft": null,
    "in_city_undermined": false,
    "mines_within_500ft": null,
    "seams_within_500ft": null
  },
  "parid": "0002C00400000000",
  "slope": {
    "cells": 18,
    "source": "USGS 3DEP elevation",
    "mean_pct": 12,
    "steep_share": 0.111,
    "resolution_m": 10
  },
  "tract": {
    "name": "305",
    "geoid": "42003030500",
    "acs_year": 2024,
    "population": 2978,
    "median_rent": 1230,
    "vacancy_rate": 19.73,
    "median_income": 36365,
    "rent_burden_30_pct": 59.28,
    "rent_burden_50_pct": 26.67
  },
  "zoning": {
    "code": "SP-11",
    "type": "LOWER HILL ",
    "rules": {
      "notes": "Subdistrict 1 lists single-unit attached, two-unit, three-unit and multi-unit residential as permitted primary uses (§909.01.R.3(a)); single-unit detached is not listed. Other subdistricts were not tabulated. Parking minimums are cut 100% (§914.04). SP districts need a Parking Demand Analysis (§914.04; §914.02.B). Dimensional standards are set per district/PDP and are not reproduced.",
      "max_far": null,
      "citation": "§909.01.R.3; §914.04",
      "two_unit": "P",
      "confidence": "partial",
      "multi_unit": "P",
      "three_unit": "P",
      "district_name": "Lower Hill",
      "max_height_ft": null,
      "parking_per_unit": null,
      "min_lot_area_sqft": null,
      "max_height_stories": null,
      "min_rear_setback_ft": null,
      "min_side_setback_ft": null,
      "max_lot_coverage_pct": null,
      "min_front_setback_ft": null,
      "single_unit_detached": "N",
      "contextual_front_setback": null,
      "min_lot_area_per_unit_sqft": null
    },
    "source": "City of Pittsburgh Zoning Districts"
  },
  "context": {
    "sources": "County municipal boundaries; City neighborhoods & street trees; City-owned properties; County tax liens",
    "municipality": "PITTSBURGH",
    "neighborhood": "Crawford-Roberts",
    "public_owner": null,
    "tax_delinquent": false,
    "delinquency_band": null,
    "street_trees_15m": 0
  },
  "hud_fmr": {
    "br0": 1060,
    "br1": 1140,
    "br2": 1380,
    "br3": 1760,
    "br4": 1900,
    "zip": "15219",
    "year": 2026,
    "level": "small area (ZIP)",
    "source": "HUD Fair Market Rents"
  },
  "permits": {
    "recent": [],
    "count_5y": 0
  },
  "schools": {
    "district": "City of Pittsburgh",
    "pps_high": "U Prep",
    "pps_middle": "U PREP 6-8",
    "district_match": true,
    "pps_elementary": "Miller PK-5",
    "district_assessment": "Pittsburgh",
    "near_district_line_m": null
  },
  "transit": {
    "source": "Pittsburgh Regional Transit GTFS (weekday 7-9am)",
    "nearest_any_stop_m": 67,
    "frequent_stops_800m": 56,
    "nearest_frequent_stop_m": 85
  },
  "centroid": {
    "lat": 40.442636,
    "lon": -79.989038
  },
  "overlays": [
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "A-12"
      },
      "label": "A-12",
      "layer": "combined_sewer",
      "share": 0.494
    },
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "M-05"
      },
      "label": "M-05",
      "layer": "combined_sewer",
      "share": 0.506
    },
    {
      "attrs": {
        "reduction": "100% reduction for all uses"
      },
      "label": "SP-11 Lower Hill Planned Development",
      "layer": "parking_reduction_pgh",
      "share": 1
    },
    {
      "attrs": {
        "code": "RCO-Hill CDC, Hill DCG & Hill DC-Parking Reduction 100% red for all",
        "criteria": "RCO - Hill CDC, Hill DCG & Hill DC - 100% reduction for all uses"
      },
      "label": "RCO-Hill CDC, Hill DCG & Hill DC-Parking Reduction 100% red for all",
      "layer": "zoning_overlay_pgh",
      "share": 1
    }
  ],
  "slope_1m": {
    "cells": 1854,
    "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)",
    "max_pct": 164.3,
    "p95_pct": 58,
    "mean_pct": 15.2,
    "steep_25": true,
    "resolution_m": 1,
    "share_over_15": 0.197,
    "share_over_25": 0.161,
    "share_over_40": 0.123
  },
  "condemned": false,
  "utilities": {
    "sewer": {
      "served": null,
      "source": "No public sewer service-area layer for Allegheny County (searched WPRDC, PASDA, PA DEP, county GIS); sewersheds are drainage basins, not service areas",
      "status": "unknown"
    },
    "water": {
      "pwsid": "5020038",
      "served": true,
      "source": "PA DEP Public Water Supplier Service Areas (eMapPA layer 302)",
      "system": "PITTSBURGH W AND S AUTH",
      "owner_type": "Authority",
      "dist_to_service_area_m": 0
    },
    "caveat": "Service-area maps are approximate and show where a public system serves, not whether this lot has a connection. Confirm with the utility.",
    "computed_at": "2026-09-26T21:31:26.03576+00:00"
  },
  "assessment": {
    "use": "MUNICIPAL URBAN RENEWAL",
    "as_of": "2026-09-01",
    "class": "GOVERNMENT",
    "source": "Allegheny County Property Assessments",
    "address": "MARIO LEMIEUX PL",
    "stories": null,
    "fmv_land": 0,
    "municode": "103",
    "abatement": false,
    "condition": null,
    "fmv_total": 0,
    "homestead": null,
    "owner_type": "CORPORATION",
    "year_built": null,
    "fmv_building": 0,
    "municipality": "3rd Ward - PITTSBURGH",
    "is_pittsburgh": true,
    "lot_area_sqft": 20325,
    "last_sale_date": "2015-08-04",
    "last_sale_price": 1,
    "living_area_sqft": null
  },
  "muni_rules": {
    "confidence": "confirmed",
    "source_url": "https://www.pgh2o.com/residential-commercial-customers/buying-or-selling-property/dye-testing https://www.pittsburghpa.gov/Business-Development/City-Planning/Zoning/Planning-Applications-and-Processes/Property-Certification https://localwebdesigncompany.com/pennsylvanialandtitles/wp-content/uploads/sites/224/2024/03/Allegheny-County-Dye-Test-Occupancy-Info-Rev.-2024.pdf",
    "pos_details": "no resale occupancy inspection; City Property Certification (zoning/historic/violations paperwork) required at every sale or refinance closing",
    "municipality": "Pittsburgh City",
    "sewer_lateral_at_sale": "Y",
    "sewer_lateral_details": "conditional: PWSA dye test before sale only in separate sanitary sewer areas (Evidence of Compliance application decides); valid 3 yrs; no CCTV",
    "point_of_sale_inspection": "N",
    "occupancy_permit_at_resale": "N"
  },
  "shares_wall": false,
  "property_tax": {
    "year": 2026,
    "parts": [
      {
        "name": "Allegheny County",
        "mills": 6.43,
        "rate_type": "general",
        "jurisdiction_type": "county"
      },
      {
        "name": "City Of Pittsburgh",
        "mills": 9.67,
        "rate_type": "general",
        "jurisdiction_type": "municipality"
      },
      {
        "name": "PITTSBURGH",
        "mills": 10.25,
        "rate_type": "general",
        "jurisdiction_type": "school_district"
      }
    ],
    "source": "Allegheny County Treasurer 2026 millage listings",
    "split_rate": false,
    "general_mills": 26.35
  },
  "transfer_tax": {
    "parts": [
      {
        "rate_pct": 1,
        "confidence": "confirmed",
        "jurisdiction": "Commonwealth of Pennsylvania",
        "jurisdiction_type": "state"
      },
      {
        "rate_pct": 3,
        "confidence": "confirmed",
        "jurisdiction": "Pittsburgh City",
        "jurisdiction_type": "municipality"
      },
      {
        "rate_pct": 1,
        "confidence": "confirmed",
        "jurisdiction": "Pittsburgh School District (in Pittsburgh City)",
        "jurisdiction_type": "school_district"
      }
    ],
    "source": "PA Dept. of Revenue; Allegheny County local realty transfer tax rates",
    "total_pct": 5
  },
  "flood_evidence": {
    "sources": "FEMA NFHL; OpenFEMA NFIP redacted policies & claims (aggregated by tract); Pittsburgh 311; PWSA/3RWW combined sewersheds",
    "sfha_share": 0,
    "x500_share": 0,
    "floodway_share": 0,
    "in_combined_sewer": true,
    "tract_nfip_policies": 5,
    "flooding_311_5y_tract": 39,
    "tract_nfip_claims_10y": 0,
    "tract_nfip_median_premium": 284
  },
  "street_frontage": "street",
  "flood_1pct_share": 0,
  "lot_area_sqft_gis": 19966,
  "tract_designations": {
    "dda": false,
    "qct": true,
    "oz_source_url": "https://www.cdfifund.gov/opportunity-zones",
    "dda_source_url": "https://www.huduser.gov/portal/datasets/qct.html",
    "qct_source_url": "https://www.huduser.gov/portal/datasets/qct.html",
    "opportunity_zone": true
  },
  "env_sites_within_500ft": 1,
  "building_footprint_sqft": null,
  "landslides_within_300ft": 0,
  "red_bed_landslides_300ft": 0,
  "streams_or_wetlands_within_100ft": false
}

Gross sellout (4 × $485,000, $272/sf)	$1,940,000
Less selling and closing	−$49,000
Net sale proceeds	$1,891,000
Less total development cost	−$1,890,000
Developer profit	$1,000
Profit on cost · on revenue	0.1% · 0.1%
Unlevered profit (before loan interest and fees)	$79,000 (4.2%)
Sale price for 15%: per home · per sf	$557,000 · $312/sf
Zero-profit price: per home · per sf	$485,000 · $271/sf
Cost reduction needed	$246,000
Residual land value (max land price for the target)	−$146,000
Land price used	$86,000

Homes (units)	4	Site-fit scheme (QuickFit)
Finished (livable) floor area	7,140 sq ft (1,785 per home)	Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)
Land price	$86,000range $33,000–$153,000	Public land: price set by the agency — Public land: price set by the agency. Likely from agency sales of vacant lots in Crawford-Roberts (5 sales, 2019-04 to 2024-12): median $4.31 per sq ft × 19,966 sq ft = $86,053; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in 32 areas of the same market tier as Crawford-Roberts (224 sales, 2019-02 to 2026-08): median $7.65 per sq ft of lot × 19,966 sq ft = $152,740).
Build quality	Standard infill — Clean modern finishes, efficient plan (default)	Pittsburgh builder published ranges with the builder's fee removed (÷ about 1.20)
Construction cost per finished sq ft	$190/SFrange $165–$210/SF	Pittsburgh builder published ranges with the builder's fee removed (÷ about 1.20) — Published retail ranges from Pittsburgh builders (Incline Homes 2026; Shannon Staley & Sons 2026; Home Builder Digest). Builder fee (overhead and profit) of about 20% removed per NAHB 2024 (overhead 5.7% + profit 11.0% of price on construction at 64.4%). Assumption, edit me.
Retaining walls	$33 per sq ft of wall facerange $20–$53	Assumption from LawnStarter 2026 retaining wall cost guide: $20–$53 per sq ft of wall face, average $33 — Wall face = length × height. Walls over 4 ft need an engineered design (IRC R404.4), which can push the cost to the top of the range or above. Confirm with bids.
Extra foundation wall (hillside)	$25 per sq ft of wallrange $15–$40	Unverified assumption: $15–$40 per sq ft for poured concrete walls, from a search-engine summary of Angi's 2026 concrete wall cost guide (the page itself could not be opened to check) — Only the wall area beyond a flat lot's foundation; the ordinary foundation is in the construction cost per sq ft.
Excavation (cut and haul away)	$75 per cu ydrange $50–$190	Assumption from CostFlowAI 2026 excavation guide: standard soil $50–$100 per cu yd, small residential digs $39–$191, rock $100–$300 — Cut only; the soil is assumed hauled away. Likely = middle of the standard-soil range; high = rocky ground. Confirm with bids.
Water and sewer laterals (excavation, street opening, restoration)	$10,000 per houserange $5,000–$15,000	Assumption; confirm with a contractor — COST-MODEL-LOCKED §B. Separate from the utility permit and connection fees.
Architecture and design (sealed plans)	4% of hard cost, at least $8,000range 2%–8%	Assumption, edit me — 4% of hard cost, at least $8,000. Custom architects 6–10% (Thompson Communities); PA sealed plans add $3–12k; NAHB average A&E $6,480 (production).
City of Pittsburgh building permit (PLI 2026 fee schedule)	$6 per $1,000 of value + fees ($11,942)	City of Pittsburgh PLI 2026 fee schedule; Pittsburgh Water permits — Building $6.00 per $1,000 of construction value (min $130, max $8,000) + state training fund $4.50 + record retention $5 + technology fee ($15, or $25 above $10,000); electrical and mechanical permits priced the same way on 5% of value each (assumption); certificate of occupancy $130; Pittsburgh Water residential permit $40 + connection and meter $570 = $610 (no tapping fees since 2022).
Structural engineer	$8,000range $5,000–$15,000	Assumption, edit me (Thompson Communities) — Slope under the building footprint over 15%, or a steep site
Civil / grading and stormwater plan	$8,000range $5,000–$15,000	Assumption, edit me (Pittsburgh site-plan guide; Thompson Communities) — Disturbed area 5,000 sq ft or more (footprint squared up + 10 ft work zone + 600 sq ft drive and walk, capped at the lot), or a steep site
Boundary and topographic survey	$2,500range $1,500–$5,000	Assumption, edit me (local builder's actual cost; Thompson Communities)
Builder's risk and liability insurance	1.5% of hard costrange 1%–2%	Assumption, edit me
Title, legal and closing on the land purchase	1.5% of the land pricerange 1%–2%	Assumption, edit me
Structural, civil, survey, insurance, title and closing	2.85%	Assumption, edit me — structural engineer $8,000 + civil/grading $8,000 + survey $2,500 + builder's risk and liability 1.5% ($21,960) + title and closing 1.5% of land ($1,290)
General contractor fee (only when trade-level costs are entered)	not appliedrange 12%–18%	Assumption — editable — Not applied. The tiers are the cost to build and exclude builder fees and general contractor markup; if you hire a builder, add their fee (often 15–25%).
Contingency (new build)	10%	Incline Homes (10%)
Months to approval	2	Ease Score months to a permit
Months to build	12	Assumption — editable
Property taxes while holding, monthly	$0	County assessment × 27.307 mills — 2026 millage: City 9.67 + parks 0.50 + library 0.25 + Pittsburgh Public Schools 10.457 + Allegheny County 6.43
Construction loan rate (interest-only on the drawn balance)	8%range 7.25%–8.75%	Prime 7% (2026-09-21) + 1.0 point (assumption, edit me) — Latest bank prime rate in our data (Federal Reserve, FRED DPRIME) on 2026-09-21, plus 1.0 point for a construction loan (lenders typically charge prime + 0.5–2.0).
Construction loan as a share of cost (LTC)	80%	Assumption — editable
Average share of the loan drawn while building	55%	Assumption — editable — Average balance drawn over the build (COST-MODEL-LOCKED §E).
Lender fees as a share of the loan	1%	Assumption — editable
Sale price per finished sq ft	$271/SF	Allegheny County sales (valid new-construction comps) — Median of 9 new-construction sales within 2 mi (2024-04-08 to 2026-05-21)
Sales commissions (excluded: cost-to-build basis)	0%	Assumption — editable — Sales commissions are excluded; add them if you sell through a broker.
Seller's share of the realty transfer tax	2.5% (half of 5%)	Realty transfer tax: City of Pittsburgh 5% total (1% state + 3% City + 1% school); City in Baldwin-Whitehall SD 4.5%; elsewhere the parcel's municipal rate (2% when not loaded) — Pennsylvania custom splits the transfer tax evenly; the rate comes from our transfer tax data.
Months to sell after completion	3	Assumption — editable
Bedrooms per home (rent)	2	Assumption, edit me — Default mix by option: single-family, duplex and townhouse 3 bedrooms; 3–4 unit building 2; ADU 1
Monthly rent per home	$1,400	HUD Small Area Fair Market Rent FY2026, ZIP 15219 (benchmark, not listings) — 2-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15219 (benchmark, not listings)
Assessed value after completion (for taxes)	$971,940range 44–61% of value	Completed projects: County assessed value ÷ sale price — Assessed value after completion is estimated from completed projects: 38 new homes in the City of Pittsburgh, attached (townhouse, rowhouse), built 2019–2024 and sold 2020-09 to 2026-07, were assessed at a median 50% of their sale price (middle half 44%–61%; County assessed value ÷ first sale price). 50% × $1,940,000 (estimated sale value from new-construction comps) = $971,940. Check only (not used): City building-permit values for 9 of these homes were a median 28% of the sale price. The County sets the real figure.
Vacancy and credit loss	5%	Assumption — editable
Property management fee (share of collected rent)	8%	Assumption — editable
Maintenance and repairs per home, yearly	$1,000	Assumption — editable
Property insurance per home, yearly	$1,200	Assumption — editable — Replace with an insurer's quote.
Replacement reserves per home, yearly	$300	Assumption — editable
Utilities paid by the owner per home, yearly	$0	Assumption — editable — Tenants pay utilities in separately metered homes.
Property tax rate	27.307 mills	Allegheny County Treasurer millage — After completion, the assessed value = the median ratio of County assessed value to sale price for recently completed new homes × the finished value; the County sets the real figure.

No official address · near Mario Lemieux Pl

Pro forma

Decision box: what can you pay for the land, and what must it sell for?

Development budget

How we got these numbers

Change the plan

The layout in QuickFit 3D

Cost assumptions

Process checklist

Due diligence

Score details

Ease Score factors · 3-4 unit building

Best options and street precedent

Highest and best use (screening)

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Time to a permit

Planning badge Priority watch · 55 pts

What would unlock it

Sales comps

Rent evidence

Street precedent

General buildability

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Time to a permit

Planning badge Priority watch · 55 pts

What would unlock it

Sales comps

Rent evidence

Street precedent