852 Western Ave

Parcel ID 0007D00158000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Allegheny West · Zoning LNC← New search

Illustrative 3D map, not a photo

Site layout · New single-family, 1 home

Few barriersEase Score · Renovate the existing building

Main constraint: title or lot readiness issues.

New-home prices nearby: Strong11 sales, $259/sq ft

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

Lot size

4,236 sq ft

0.10 acre

Average slope

3% over 25%

Hazards

Combined sewer

in our data

Zoning

LNC

Pittsburgh

Existing building: Single family, built 1900, 2,160 sq ft, condition poor (County assessment)

Best option: New single-family · 1 home (allowed by right), thin margin at market rate (pencils means it meets the target profit margin at default assumptions) (showing rehab of the existing building)

Feasibility study

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

{ "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_Carnegie_Sht_3_PGH.pdf", "mine_map_url": "https://www.minemaps.psu.edu/?LocalSheetID=WPA_Carnegie_Sht_3_PGH", "mine_map_sheet": "WPA_Carnegie_Sht_3_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": "0007D00158000000", "slope": { "cells": 4, "source": "USGS 3DEP elevation", "mean_pct": 1.6, "steep_share": 0, "resolution_m": 10 }, "tract": { "name": "5627", "geoid": "42003562700", "acs_year": 2024, "population": 1949, "median_rent": 1343, "vacancy_rate": 4.48, "median_income": 60658, "rent_burden_30_pct": 45.69, "rent_burden_50_pct": 20.42 }, "zoning": { "code": "LNC", "type": "LOCAL NEIGHBORHOOD COMMERCIAL", "rules": { "notes": "Rear setback is 20 ft, or none when the lot abuts a way. Site Plan Review applies on lots of 2,400 sf or more (§922.04.A.1). In LNC the sustainable-development FAR/height bonus (up to +20%) needs a Planning Commission PDP (§915.04.E). Ch. 916 applies.", "max_far": 2, "citation": "§904.02.C site development standards table; §911.02 Use Table; §914.02.A", "two_unit": "P", "confidence": "confirmed", "multi_unit": "P", "three_unit": "P", "district_name": "Local Neighborhood Commercial", "max_height_ft": 45, "parking_per_unit": 1, "min_lot_area_sqft": 0, "max_height_stories": 3, "min_rear_setback_ft": 20, "min_side_setback_ft": 0, "max_lot_coverage_pct": 90, "min_front_setback_ft": 0, "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": "Allegheny West", "public_owner": null, "tax_delinquent": null, "delinquency_band": null, "street_trees_15m": 0 }, "hud_fmr": { "br0": 1040, "br1": 1120, "br2": 1350, "br3": 1730, "br4": 1860, "zip": "15233", "year": 2026, "level": "small area (ZIP)", "source": "HUD Fair Market Rents" }, "permits": { "recent": [], "count_5y": 0 }, "schools": { "district": "City of Pittsburgh", "pps_high": "North Side", "pps_middle": "MANCHESTER PK-8", "district_match": true, "pps_elementary": "Manchester PK-8", "district_assessment": "Pittsburgh", "near_district_line_m": null }, "transit": { "source": "Pittsburgh Regional Transit GTFS (weekday 7-9am)", "nearest_any_stop_m": 39, "frequent_stops_800m": 22, "nearest_frequent_stop_m": 250 }, "centroid": { "lat": 40.452274, "lon": -80.016155 }, "overlays": [ { "attrs": { "in_city": "Y", "authority": "PWSA/ALCOSAN", "sewershed": "A-48" }, "label": "A-48", "layer": "combined_sewer", "share": 1 }, { "attrs": { "type": "CHD", "guidelines": "https://apps.pittsburghpa.gov/dcp/05_Allegheny_West_Guidelines.pdf" }, "label": "Allegheny West", "layer": "historic_district_pgh", "share": 1 }, { "attrs": { "code": "North Side Commercial Parking Area", "criteria": "North Side Commercial Parking Area" }, "label": "North Side Commercial Parking Area", "layer": "zoning_overlay_pgh", "share": 1 } ], "slope_1m": { "cells": 394, "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)", "max_pct": 38.4, "p95_pct": 21, "mean_pct": 6.9, "steep_25": true, "resolution_m": 1, "share_over_15": 0.127, "share_over_25": 0.025, "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": "2026-09-26T21:31:46.630639+00:00" }, "assessment": { "use": "SINGLE FAMILY", "as_of": "2026-09-01", "class": "RESIDENTIAL", "source": "Allegheny County Property Assessments", "address": "852 WESTERN AVE", "stories": 2, "fmv_land": 60500, "municode": "122", "abatement": false, "condition": "POOR", "fmv_total": 118700, "homestead": null, "owner_type": "CORPORATION", "year_built": 1900, "fmv_building": 58200, "municipality": "22nd Ward - PITTSBURGH", "is_pittsburgh": true, "lot_area_sqft": 4260, "last_sale_date": "2025-08-21", "last_sale_price": 700000, "living_area_sqft": 2160 }, "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": 17, "flooding_311_5y_tract": 38, "tract_nfip_claims_10y": 0, "tract_nfip_median_premium": 879 }, "street_frontage": "street", "flood_1pct_share": 0, "lot_area_sqft_gis": 4236, "tract_designations": { "dda": false, "qct": false, "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": false }, "env_sites_within_500ft": 0, "building_footprint_sqft": null, "landslides_within_300ft": 0, "red_bed_landslides_300ft": 0, "streams_or_wetlands_within_100ft": false }

Homes (units)	1	County assessment (existing use)
Finished (livable) floor area	2,160 sq ft	County assessment
Purchase price	$513,000range $436,000–$590,000	Nearby home sales (as-is) — Nearby home sales as-is (8 sales within 0.25 mi, 2021-10-29 to 2026-03-06): median $238/SF × 2,160 sq ft = $513,216, rounded to $513,000; range ±15% (Assumption, edit me)
Interior demolition for the rehab	not set	Awaiting local cost data
Dumpsters and DOMI street-occupancy permit (no on-site staging)	not set	Awaiting local cost data — DOMI fee schedule applies inside the City of Pittsburgh.
Architecture and design (sealed plans)	4%range 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).
Permits and fees	0.6%	City of Pittsburgh PLI 2026 fee schedule; Pittsburgh Water permits
Structural, civil, survey, insurance, title and closing	3%	Assumption, edit me — 3% of hard cost
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 (rehab)	15%	Assumption — editable
Months to approval	3	Ease Score months to a permit
Months to build	6	Assumption — editable
Property taxes while holding, monthly	$270	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	not set	Insufficient comps — No value: Insufficient after-repair comps: only 3 nearby sale(s) of homes in Good or better condition. No after-repair value is estimated.
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 15233 (benchmark, not listings) — 3-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15233 (benchmark, not listings)

852 Western Ave

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 · Rehab of the existing 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

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