315 Miller St · Parcel 0002H00350000000 — EaseScore.AI

Municipality

315 Miller St

Parcel ID 0002H00350000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Crawford-Roberts · Zoning RM-M← New search

Illustrative 3D map, not a photo

Site layout · Duplex, 2 homes

Few barriersEase Score · Duplex

No major site constraints in our data.

New-home prices nearby: Strong5 sales, $283/sq ft

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

Lot size

8,420 sq ft

0.19 acre

Average slope

16%

5% over 25%

Hazards

Combined sewer

in our data

Zoning

RM-M

Pittsburgh

Existing building: Apart: 5-19 units (County assessment)

Best option: New single-family · 1 home (allowed by right), can't tell yet: demolition not priced (showing duplex)

Feasibility study

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

Pro forma

Build quality

Standard infill (default) · $190/SF (range $165–$210/SF)

Clean modern finishes, efficient plan (default). Cost to build per finished sq ft, builder fee removed; site adders are separate lines. Cross-check: Published retail $200–$250/SF (with builder fee).

Source: 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.

Does it pencil? · Duplex · to sell

Can't tell yet: demolition not pricedMissing inputs

cost-assumptions.v0.2

From a $270K gap to a $190K profit, likely a $10K gap (before about $16K of loan interest after completion)

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

Returns & investment criteria (editable)

Target profit, % of cost%Min. contingency, % of hard%Max. loan-to-cost%

Demolition of the existing building is not priced yet (no local cost). Enter a demolition cost to see whether it pencils.

Sale price, land price, loan rate and loan-to-cost: . Budget lines: type your own number below.

Total cost

$630K–$1.03Mlikely $790K

Gap (short)

−$190K to $270Klikely $10K

before about $16K of loan interest after completion

Margin

−35% to 24%likely −1%

Layout: the QuickFit layout, 2 homes × 1,420 sq ft finished (2,839 sq ft total). Site-fit layout (Duplex): 3,840 sq ft gross, 2,839 sq ft finished (livable), 1,420 sq ft per home. Nearby new homes sold: median 1,682 sq ft (5 sales).

Development budget

Hard costs · soft costs · financing

A budget, not an invoice: every line is prefilled from the sources shown, low–likely–high. Type your own number on any line; it is marked “Your number” and everything recomputes.

Badges: Pittsburgh builders (2026) published local source · Public data (dated) dataset · Assumption, edit me our assumption · Your number yours

Land

Land (purchase price) Allegheny County vacant-land sales, 32 areas of the same market tier as Crawford-Roberts, 224 sales, 2019-02 to 2026-08Vacant-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 × 8,420 sq ft = $64,413; range = middle half of the sales ($1.90–$18.77/sq ft) · Middle half of nearby vacant-land sales (per sq ft of lot)

$16K–$158Klikely $64K$

Hard costs

Construction (base, standard foundation) Pittsburgh builders (2026)2,839 finished sq ft × $190/SF (Standard infill) · Standard infill range $165–$210/SF (Pittsburgh builders' published ranges with the builder's fee removed)

Sources compared ($/finished SF)

This estimate$165–$210
Pittsburgh builders (2026)$165–$210
Pittsburgh builders (2026), retail price including builder fee$200–$250
NAHB 2024, national, excludes builder fee$162
Local project benchmark$211–$418

Pittsburgh builders (2026): Published Pittsburgh builder ranges ÷ about 1.20 (builder overhead and profit removed).
Pittsburgh builders (2026), retail price including builder fee: Price to an owner, including the builder's fee: the cross-check.
NAHB 2024, national, excludes builder fee: National production builders, construction only; excludes builder overhead and profit.
Local project benchmark: All-in cost per home (land, soft costs, financing; mostly multifamily and affordable), so it sits above construction cost alone.

$468K–$596Klikely $539K$

Retaining walls Assumption, edit me48 ft long × 6.1 ft tallest = 293 sq ft of wall face (length × tallest height, conservative); × $33 per sq ft of wall face (range $20–$53) · 293 sq ft of wall face × $20–$53 per sq ft of wall face (Assumption, edit me: confirm with bids)

$6K–$16Klikely $10K$

Extra foundation wall (hillside) Assumption, edit me558 sq ft of foundation wall from the stepped floor plates − 144 sq ft a flat lot needs (1 ft × 144 ft of perimeter) = 414 sq ft; × $25 per sq ft of wall (range $15–$40) · 414 sq ft of wall × $15–$40 per sq ft of wall (Assumption, edit me: confirm with bids)

$6K–$16Klikely $10K

Excavation (cut and haul away) Assumption, edit me40 × 32 ft footprint on a 17.6% slope, 1 floor plate: cut ≈ width × slope × depth² ÷ (8 × plates) = 33 cu yd; plus 2 garage bays (10 × 20 ft) cut up to 4 ft into the hill ≈ 30 cu yd. Cut only; the soil is hauled away (no reuse as fill). Ordinary basement digging is in the construction cost.; × $75 per cu yd (range $50–$190) · 63 cu yd × $50–$190 per cu yd (Assumption, edit me: confirm with bids)

$3K–$13Klikely $5K

Street occupancy and staging (estimate) Assumption, edit meDebris from demolition has to be hauled away: 5 dumpster hauls for demolition debris × $594 (range $2,400–$3,500) · No documented range: shown as one number

$3K$

Water and sewer laterals (excavation, street opening, restoration) Assumption, edit me2 houses × $10,000 · No documented range: shown as one number

$20K

Soft costs

Architecture and design Assumption, edit me4% of hard cost, at least $8,000 · 2–8% of hard cost (Assumption, edit me)

$10K–$53Klikely $23K$

Contingency

Contingency (flat) Assumption, edit me10.0% of hard cost · 10% of hard cost; moves with the hard-cost range

$51K–$66Klikely $59K$

Financing and holding

Construction loan interest Assumption, edit meloan × average share drawn × annual rate × construction months ÷ 12 · Loan interest moves with the cost range (rate: an assumed construction-loan rate)

$21K–$35Klikely $27K

Closing, selling & carrying costs$23K–$53Klikely $33K

Building permit and fees City of Pittsburgh PLI 2026 fee schedule; Pittsburgh Water permitsCity PLI schedule: building $3,555 + electrical $211 + mechanical $211 + certificate of occupancy $260 + Pittsburgh Water permit and connection $1,220 (per $1,000 of value) · 0.9% of hard cost; moves with the hard-cost range	$5K–$6Klikely $5K$
Structural, civil, survey, insurance and closing Assumption, edit mestructural engineer $8,000 + survey $2,500 + builder's risk and liability 1.5% ($8,802) + title and closing 1.5% of land ($960) · 2.2–5.6% of hard cost (Assumption, edit me)	$11K–$37Klikely $20K$
Lender fees Assumption, edit me1.0% of the loan · Share of the loan; moves with the cost range	$5K–$8Klikely $6K
Property taxes while approving and building County assessment × millage (County Treasurer)monthly holding cost × months from purchase to finished building · Monthly tax × months; one number	$2K
Selling costs at sale (seller's transfer tax)Taken from the sale price, not part of the total below	$20,000

Sales commission: not included (often 5–6% if listed with an agent)Default $0 (cost-to-build basis). A number you enter is taken from the sale price with the selling costs, not part of the total below.

$0$

Total development cost

Sources compared ($ per home, all-in)

This estimate$314K–$513K
Local project benchmark$300K–$594K

Local project benchmark: Mostly new multifamily and affordable; all-in cost per home.

$630K–$1.03Mlikely $790K

Per home · per finished sq ft

$396,811 · $280

Costs are the cost to build and exclude builder fees, general contractor markup and sales commissions. If you hire a builder, add their fee (often 15–25%). Soft costs, fees and taxes follow published local schedules where available and labeled assumptions elsewhere. Confirm with local bids.

Sale value: Median of 5 new-construction sales within 3 mi (2024-04-08 to 2026-05-21) (Allegheny County sales (valid new-construction comps), 5 sales within 3 mi, 2024-04-08 to 2026-05-21). Land: Allegheny County vacant-land sales, 32 areas of the same market tier as Crawford-Roberts, 224 sales, 2019-02 to 2026-08.

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 × 8,420 sq ft = $64,413; range = middle half of the sales ($1.90–$18.77/sq ft)

Size: Site-fit layout (Duplex): 3,840 sq ft gross, 2,839 sq ft finished (livable), 1,420 sq ft per home.

Hillside site work is priced by quantity (Site work & earthwork takeoff): foundation wall and cut from the site-fit building on 1 m lidar, each × a sourced unit cost range.

Your numbers stay in your browser: this site does not collect scenarios.

How we got these numbers

Can't tell yet: it costs about $790,000, but demolition of the existing building is not priced yet (no local cost). Enter a demolition cost to see whether it pencils.

Ranges come from each input's documented range; the “likely” figure uses the defaults. Rent to the nearest $50, sale price to $5,000 a home, cost lines to $1,000, totals to $10,000 — the math uses the rounded numbers. The profit (or gap), margin and yield ranges combine the cost and value ranges as independent uncertainties: each side moves by the square root of (value change² + cost change²), so a low value is not paired with a high cost.

New-construction comps: 5 sales within 3 mi · median $429,000 · $283/SF · 1,682 sq ft · built 2018–2025 · sold 2024-04-08 to 2026-05-21

Search: 0 within 0.25 mi → 0 within 0.5 mi → 0 within 1 mi → 1 within 2 mi → 5 within 3 mi.

Search widened to 3 mi (0 within 0.25 mi; 0 within 0.5 mi; 0 within 1 mi; 1 within 2 mi; 5 within 3 mi).

Rule: sales in the same neighborhood (or municipality) when it has 5+; otherwise sales from areas in the same market tier or lower (never a richer market), else the nearest by distance; widen until 8, keep the nearest 12; drop sales beyond 1.5× the middle-half spread of $/SF. Market tier: Crawford-Roberts existing homes sell for a median $191/SF; comps were limited to areas priced the same or up to 35% lower ($124–$191/SF existing-home median; Assumption, edit me; never a richer market): Duquesne Heights, Mount Washington, Polish Hill, South Side Flats. New homes sell above existing-home medians, so the comps' own $283/SF is above this band; the band compares neighborhoods, not the comps' prices. Size: kept homes of 852–1,987 sq ft (±40% of the planned 1,420 sq ft; Assumption, edit me). Result: 5 sales from the areas in the same market tier or lower, nearest first, in Duquesne Heights, South Side Flats; median $283/SF, middle half $207–$320/SF.

Older homes nearby sold for a median $190 per sq ft (12 sales within 0.25 mi). That is a floor, not the value of a new home.

The sales (5 of 5) · sale-revenue confidence Moderate

Comparable new-construction sales, block-level addresses
Block	Sold	Price	Sq ft	$/SF	Mi
2500 block of Larkins Way	2025-12-29	$429,000	1,518	$283	1.21
200 block of Seward St	2026-05-21	$630,000	1,970	$320	2.18
200 block of Seward St	2026-04-17	$630,000	1,970	$320	2.18
400 block of Shaler St	2024-04-23	$349,000	1,682	$207	2.27
400 block of Shaler St	2024-04-08	$349,000	1,682	$207	2.27

The most similar sales are 2500 block of Larkins Way, 200 block of Seward St and 200 block of Seward St at $283–$320/SF. Projected pricing of $295,000–$455,000 per home ($207–$320/SF, the middle half of all 5 sales; the study uses the median, $283/SF, × 1,420 sq ft) reflects new construction (every sale was built within 10 years of its sale) and a smaller home than the typical sale (1,420 vs 1,682 sq ft), priced at the same $/SF. Parking is not in the County sale records, so it is not adjusted.

Shown: the 5 most similar of the 5 sales in the value set, detached homes first, then nearest, then most recent sale. The median and middle half below use all 5. Addresses show the block only; the PDF report lists full street addresses.

Cost: land $64,000 + construction $539,000 + retaining walls $10,000 + hillside foundation walls $10,000 + excavation $5,000 + street occupancy and staging $3,000 + water and sewer laterals $20,000 + design and engineering $23,000 + contingency $59,000 + loan interest $27,000 + closing, permit and carrying costs $33,000 = $790,000 total.
Value: $283/SF × 1,420 sq ft = $401,163 per home, rounded to $400,000; × 2 homes = $800,000 in sales.
Profit: $800,000 sales − $790,000 total cost − $20,000 selling costs = $10,000 short (a loss of 1.3% of cost).

Land: $16K–$158Klikely $64K Allegheny County vacant-land sales, 32 areas of the same market tier as Crawford-Roberts, 224 sales, 2019-02 to 2026-08($64,413, rounded to $64,000)
Value: $240–$325/SF (likely $283) Allegheny County sales (valid new-construction comps), 5 sales within 3 mi, 2024-04-08 to 2026-05-21 ±15% (Assumption, edit me: fewer than 8 comps listed for percentiles); $283/SF × 1,420 sq ft = $401,163 per home, rounded to $400,000

Not included yet (cost unknown, so the total is low by these amounts)

Not included: Demolition of the existing building — cost not set yet. A building stands on the lot.

Type a cost on its budget line below, or under “Change the plan”, to include it.

Site adders that apply

Moderate slope under the building footprint: 18% → site work priced by quantity from the site-fit building: $24,800 (foundation walls, excavation, retaining walls) (Site work & earthwork takeoff (quantities × unit cost ranges))

Your estimate: $396,811 per home. Recent Allegheny County projects: $300,000 to $594,000 per home (6 projects, mostly new multifamily and affordable; all-in cost).

Which projects?

Hazelwood apartment rehab (Rising Tide Partners, nonprofit): Gut rehab, small multifamily, 9 homes, $2,700,000 ($300,000 per home). Source: WESA, Feb 2025.
Mosaic Apartments: New 5-story, affordable, 48 homes, $28,500,000 ($594,000 per home). Source: NEXTpittsburgh.
Hill Top Villas, Fairywood (Tryko Partners): New, 1-BR affordable, 48 homes, $22,900,000 ($477,000 per home). Source: PublicSource.
Hazelwood Green 46-unit building: New, affordable, 46 homes, $24,400,000 ($530,000 per home). Source: PublicSource.
Lytle Street, Hazelwood Green (TREK): New, 50 homes, $24,000,000 ($480,000 per home). Source: NEXTpittsburgh.
First & Market (Beacon Communities): Historic office-to-residential, 93 homes, $43,000,000 ($462,000 per home). Source: NEXTpittsburgh / PublicSource.

Subsidy needed per affordable for-sale home (Main + Elm, ELDI partner estimate): $200,000 to $300,000.

National average construction cost: $162/SF (NAHB Cost of Constructing a Home 2024 (national reference, not a Pittsburgh default)).

Every assumption, its range and source

Homes (units)	2	Site-fit scheme (QuickFit)
Finished (livable) floor area	2,839 sq ft (1,420 per home)	Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)
Land price	$64,000range $16,000–$158,000	Allegheny County vacant-land sales — 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 × 8,420 sq ft = $64,413; range = middle half of the sales ($1.90–$18.77/sq ft)
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.
Demolition of the existing building	not set	Awaiting local cost data
Dumpsters and DOMI street-occupancy permit (no on-site staging)	$3,000	Awaiting local cost data — DOMI fee schedule applies inside the City of Pittsburgh.
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 ($5,456)	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	not needed (disturbed area about 3,711 sq ft)range $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	3.45%	Assumption, edit me — structural engineer $8,000 + survey $2,500 + builder's risk and liability 1.5% ($8,802) + title and closing 1.5% of land ($960)
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	1	Ease Score months to a permit
Months to build	12	Assumption — editable
Property taxes while holding, monthly	$167	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	$283/SF	Allegheny County sales (valid new-construction comps) — Median of 5 new-construction sales within 3 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)	3	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	$1,750	HUD Small Area Fair Market Rent FY2026, ZIP 15219 (benchmark, not listings) — 3-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15219 (benchmark, not listings)

Decision support. Verify with your lender, accountant, and the permitting office.

Design & engineering

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
POSSIBLE
Civil site plan (Civil engineer)
Depends on grading and site work.
POSSIBLE
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)
5% 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: 1 mapped slope-movement area(s) within 300 ft (1982 inventory: old slides, creep, fill). Not a code trigger by itself, but officials may ask for a soils investigation (IRC R401.4; PLI guidance).
also: 5% 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).
ⓘ 1 of the nearby mapped slope-movement areas involve red beds (landslide-prone claystone, USGS Professional Paper 1229). No code names red beds; an engineer's opinion is wise.
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); USGS 3DEP 1 m lidar; Allegheny County slope-movement inventory (Pomeroy, 1982)
POSSIBLE
Retaining wall design (Structural/geotechnical engineer)
Average slope 15.6%.
Sources: IRC R404.4 (as adopted in PA UCC) — confirm; USGS 3DEP 1 m lidar
POSSIBLE
Structural engineer (Structural engineer)
Depends on the design.
POSSIBLE
Utility upgrades (electric service, transformer) (Duquesne Light / utility)
Depends on the electrical load.
NOT NEEDED
Accessibility design (Fair Housing Act / code) (Architect; reviewed at permit)
2 unit(s).
Sources: 42 U.S.C. §3604(f)(3)(C); PA UCC / ICC A117.1
NOT NEEDED
Fire alarm / sprinkler design and permit (Fire protection engineer; PLI / fire marshal)
One- or two-unit detached building.
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
Parking & loading compliance (Zoning review)
Off-street parking required. RM-M minimum: 1 space(s) per unit → 2 for 2 unit(s).
Sources: Pittsburgh Zoning Code §914.02.A (Schedule A); §914.04 reductions; Pittsburgh Zoning Code
REQUIRED
Record of zoning approval / zoning application (Zoning (Pittsburgh: OneStopPGH))
Zoned RM-M. New buildings, additions, and changes of use need zoning approval.
Sources: City of Pittsburgh Zoning Districts
POSSIBLE
Contextual setback determination (Zoning Administrator)
RM-M lets the front setback follow neighboring buildings (§925.06). Useful when the 25 ft standard doesn't fit; comparing neighbors needs building footprints; confirm with the Zoning Administrator.
Sources: Pittsburgh Zoning Code §925.06; Pittsburgh Zoning Code
POSSIBLE
Paper street vacation (DOMI right-of-way vacation)
Unopened-street data isn't loaded yet.
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 DC & Hill DCG.
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 two-unit building isn't a conditional use in RM-M.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.06; 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 two-unit building is permitted by right in RM-M.
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 duplex (two homes)) 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
Asbestos survey + Health Dept notification (Certified inspector; Allegheny County Health Dept)
Demolition/renovation notifications apply regardless of age; survey scope depends on age.
Sources: ACHD Article XXI; 40 CFR 61 Subpart M (NESHAP); Allegheny County Property Assessments
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 8,420 sq ft; new construction commonly disturbs 5,000+ sq ft.
Sources: 25 Pa. Code Ch. 102; Parcel boundary
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
POSSIBLE
Grading / earth disturbance permit (PLI / municipality)
Depends on cut/fill volume: a land operations permit is needed at 50 cu yd of grading or a 5 ft cut on a 25% slope (Pittsburgh §1003.03).
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
POSSIBLE
Street opening permit (DOMI)
Only if utility connections cross the street.
ASK
Curb cut / driveway permit (DOMI)
Will you add or change a driveway?
Sources: Project answers
ASK
Demolition permit (PLI / municipality)
There's a building on the lot today. Will it be demolished?
Sources: Project answers
ASK
Utility disconnects (Each utility)
There's a building on the lot today. Will it be demolished? (Utilities must be cut before any demolition.)
Sources: Project answers

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": 1,
    "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": "0002H00350000000",
  "slope": {
    "cells": 8,
    "source": "USGS 3DEP elevation",
    "mean_pct": 14.9,
    "steep_share": 0,
    "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": "RM-M",
    "type": "MULTI-UNIT RESIDENTIAL MODERATE DENSITY",
    "rules": {
      "notes": "The current §903.03 table has one minimum lot size and no per-unit lot area row. The 2024 DCP draft struck the per-unit rows, and the section history cites Ord. 10-2025 (eff. 5-7-2025). Side setback shown is the minimum interior side yard; minimum exterior (street) side yard is 25 ft. Interior side setback is zero on a party-wall side for attached units (§903.03.C.2). Single-Unit Attached Residential is P. New multi-unit buildings of 4+ units need Site Plan Review (§903.02.E.2; §922.04.A.5). Parking minimum is 1 per unit for single-unit detached/two/three/multi-unit (0 for single-unit attached); a maximum also applies. §914.02.A Schedule A. Contextual side (min 3 ft), rear and height are also allowed (§925.06.C, §925.06.I, §925.07.D). The code sets no FAR or lot coverage in residential districts. Ch. 915/906 overlays can add limits.",
      "max_far": null,
      "citation": "§903.03.C.2 site development standards table (current text; history cites Ord. 10-2025); §911.02 Use Table; §914.02.A Parking Schedule A; §925.06.B",
      "two_unit": "P",
      "confidence": "confirmed",
      "multi_unit": "P",
      "three_unit": "P",
      "district_name": "Multi-Unit Residential, Moderate Density",
      "max_height_ft": 55,
      "parking_per_unit": 1,
      "min_lot_area_sqft": 2400,
      "max_height_stories": 4,
      "min_rear_setback_ft": 25,
      "min_side_setback_ft": 10,
      "max_lot_coverage_pct": null,
      "min_front_setback_ft": 25,
      "single_unit_detached": "P",
      "contextual_front_setback": true,
      "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": null,
    "delinquency_band": null,
    "street_trees_15m": 3
  },
  "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": "Weil PK-5",
    "district_assessment": "Pittsburgh",
    "near_district_line_m": null
  },
  "transit": {
    "source": "Pittsburgh Regional Transit GTFS (weekday 7-9am)",
    "nearest_any_stop_m": 176,
    "frequent_stops_800m": 45,
    "nearest_frequent_stop_m": 176
  },
  "centroid": {
    "lat": 40.440367,
    "lon": -79.983197
  },
  "overlays": [
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "M-05"
      },
      "label": "M-05",
      "layer": "combined_sewer",
      "share": 1
    },
    {
      "attrs": {
        "code": "RCO - Hill CDC & Hill DC & Hill DCG",
        "criteria": "RCO - Hill CDC & Hill DC & Hill DCG"
      },
      "label": "RCO - Hill CDC & Hill DC & Hill DCG",
      "layer": "zoning_overlay_pgh",
      "share": 1
    }
  ],
  "slope_1m": {
    "cells": 781,
    "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)",
    "max_pct": 29.7,
    "p95_pct": 24,
    "mean_pct": 15.6,
    "steep_25": true,
    "resolution_m": 1,
    "share_over_15": 0.597,
    "share_over_25": 0.045,
    "share_over_40": 0
  },
  "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": "2026-09-26T21:32:10.223321+00:00"
  },
  "assessment": {
    "use": "APART: 5-19 UNITS",
    "as_of": "2026-09-01",
    "class": "COMMERCIAL",
    "source": "Allegheny County Property Assessments",
    "address": "315 MILLER ST",
    "stories": null,
    "fmv_land": 23600,
    "municode": "103",
    "abatement": false,
    "condition": null,
    "fmv_total": 73600,
    "homestead": null,
    "owner_type": "CORPORATION",
    "year_built": null,
    "fmv_building": 50000,
    "municipality": "3rd Ward - PITTSBURGH",
    "is_pittsburgh": true,
    "lot_area_sqft": 7954,
    "last_sale_date": "2012-08-08",
    "last_sale_price": 44877,
    "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": 8420,
  "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": 4721,
  "landslides_within_300ft": 1,
  "red_bed_landslides_300ft": 1,
  "streams_or_wetlands_within_100ft": false
}

315 Miller St

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 · Duplex

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

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

What would unlock it

Sales comps

Rent evidence

Street precedent