401 Scotland St · Allegheny West, PITTSBURGH · Parcel 0008F00160000000 · RIV-NS zoning · 9,736 sq ft lot
Nothing fits by right under RIV-NS zoning in our site check.
A 4-unit building would need a use variance, and there is no nearby precedent on record.
Fewest barriers by the Ease Score: Townhouse row, 93 (Few barriers).
Preparing the full study (site, zoning, market, budget, returns, risks and appendices)…
Decision support — not legal, financial, or engineering advice. This study screens a parcel with public data and published rules. It is not an appraisal, a zoning determination, a survey or an engineering report. Every number is footnoted to its source in Appendix A. Costs are editable defaults with a source label on each; values marked “not included” or “awaiting” are not yet known and are never filled with guesses. Prepared by the EaseScore.AI engine · report v0.1.
| If built to sell | Amount |
|---|---|
| Gross sellout | $655,000 |
| Less selling and closing costs | −$16,000 |
| Less total development cost | −$630,000 |
| Developer profit | $9,000 |
| Margin (profit on cost) | 1.4% |
If you rented instead… about $7,000 a year after running costs (NOI), 1.1% yield on cost; a local cap rate is needed to value it. Details in Sections 8 and 9.[1, 2]
At $253/sf the project earns 1.4% on cost (0.0% after about $9,000 of loan interest between completion and the last sale, which the budget leaves out) vs. the 15% target. It reaches the target at about $287/sf, $74,000 lower cost; no land price gets there (residual land value −$58,000).[1, 2]
| Criterion | Value | This project |
|---|---|---|
| Target developer profit (share of total development cost) | 15% | 1.4% on cost |
| Minimum contingency (share of hard cost) | 10% | Contingency in the budget: 10% of hard cost, meets your 10% minimum. |
| Maximum construction loan (loan-to-cost) | 75% | At your 75% maximum loan-to-cost the loan is about $450,000 and the equity needed about $180,000. The budget's loan assumption (80% of cost) is above your maximum; lower "Loan-to-cost" under "Change the plan" on the parcel page to match. |
Defaults are assumptions (Assumption, edit me (a common for-sale developer target is 15–20% of cost)). Change them in the Pro forma; the report link carries them (dc_margin, dc_cont, dc_ltc).
| Gross sellout: 1 home × $655,000 ($253/sf × 2,593 finished sq ft) | $655,000 |
| Less selling and closing costs | −$16,000 |
| Net sale proceeds |
The scenario is the building this study tests. Unless you chose one, it is the scheme our site-fit solver ranked first for the goal “most homes”[6].
| Strategy | Single-family house |
| Building type | Single-family house |
| Homes (units) | 1 |
| Unit size on the ground | 22 ft wide × 50 ft deep |
| Stories / height | 3 stories, about 35 ft |
| Floor area | 3,300 sq ft gross; 2,593 sq ft livable (net) |
| Parking | Tuck-under garage: 1 space (1 required) |
| Lot split | Not needed |
| Lot coverage | 11% |
| Zoning status | Not permitted |
| What limits it | The lot's width is the limit on this single-family house.. |
| Sale or rent | Built to sell |
| Affordable mode | Off |
| Changed from defaults | Building type set to single-family house |
401 Scotland St is in Allegheny West, 22nd Ward - Pittsburgh[15, 16]. In its census tract (5627), the median household income is $60,658, the median rent is $1,343 a month, and 4.5% of homes are vacant; 45.7% of renters spend more than 30% of income on rent[17].
The county lists the lot at 9,730 sq ft[15]; the GIS outline measures 9,736 sq ft[3]. It has 4 sides, with 43 ft of street frontage. No building stands on the lot in the county footprint data.
The site plan (sheet EA-101, at the end of this section) draws the lot to scale at 1″ = 60′, a smaller scale than the usual 1″ = 10′ to 40′ because the lot is large: lot lines and dimensions, zoning setbacks, the buildable area, the studied footprint, neighboring buildings, the street, 2-foot lidar contours, ground steeper than 25% and mapped hazard limits. Keynotes on the sheet explain each item.
From 1-meter lidar, the lot’s average slope is 3.0%, and the steepest 5% of it is over 17%[18]. 0% of the lot is steeper than 25%, the line where Pittsburgh’s grading rules and most builders start to treat ground as steep; 0% is steeper than 40%.
A contour map can be added with the app’s “Capture view” (terrain mode).
| Hazard |
|---|
The lot is zoned RIV-NS (Riverfront North Shore)[8]. The rules below are transcribed from the Pittsburgh Zoning Code[9]; transcription confidence: partial. Note: Base height is 60 ft (45 ft where the RIV height map says so). Minimum height is 24 ft, and bonus height via Performance Points (§905.04.K). No development within 125 ft of the river's Project Pool Elevation; bonus points can reduce this to 95 ft (to 50 ft in limited cases). Rear setback is 5 ft for single-unit attached, two-unit and three-unit (2 ft abutting a way), none for other uses. Riverfront parking minimums are cut 50% (§914.04). Build-to zones and design standards apply. Min lot size and FAR not found.
| Use | Code | What it means |
|---|---|---|
| One house (single-unit detached) | N | Not permitted |
| Townhouse on its own lot (single-unit attached) | — | Not in our rules table |
| Two homes (two-unit) | N | Not permitted |
| Three homes (three-unit) | N | Not permitted |
| Four or more (multi-unit) | P | Allowed by right |
| Rule | Required | Scheme | Meets? |
|---|---|---|---|
| Maximum height | 60 ft | 35 ft | Yes |
| Parking | 0.5 per home (1 total) | 1 | Yes |
| # | Option | Ease Score | Zoning path | Pencils? |
|---|---|---|---|---|
| 1 | Townhouse row | 93 (Few barriers) | Zoning not in our data: confirm with the municipality | Can't tell yet |
| 2 | New single-family | 70 (Some barriers) | Not allowed here: would need a rezoning or a use variance (hard to get) | Doesn't pencil |
| 3 | Duplex | 70 (Some barriers) | Not allowed here: would need a rezoning or a use variance (hard to get) |
Our requirements engine checks 71 possible steps against this lot and project[10]: 13 required, 12 likely, 18 possible, 6 ask, 22 not needed. “Required” means a cited law or rule requires it here; “Likely” and “Possible” are strong or weaker signals; “Ask” means we need an answer from you.
We use only valid arm’s-length sales of the same kind of property, nearest first. At least 5 are needed; if there are fewer, the search widens step by step[13]. We found 7 single family sales within 0.50 miles from 2021-10-29 to 2025-06-09. Median sale price $760,000; median $241 per sq ft of living area[13].
Search steps: 0 within 0.25 mi → 7 within 0.5 mi.
No valid sales of "municipal government" property in the last 5 years; showing single-family sales as a reference.
| Address (block) | Sale date | Price | Living area | $ / sq ft | Distance |
|---|
Costs use the EaseScore.AI cost assumptions cost-assumptions.v0.2[1]: Standard infill construction at $190 per finished sq ft[12], on 2,593 sq ft (site-fit layout (Single-family house): 3,300 sq ft gross, 2,593 sq ft finished (livable)[6]). Every line shows its source label; every value can be changed on the parcel page.
| Line | Amount | Basis and source |
|---|---|---|
| Land | ||
| Land (purchase price) | $12,000 | Public land: price set by the agency. Likely from agency sales of vacant lots in the City of Pittsburgh (633 sales, 2019-03 to 2026-06): median $1.22 per sq ft × 9,736 sq ft = $11,878; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in the City of Pittsburgh (372 sales, 2019-01 to 2026-08): median $4.19 per sq ft of lot × 9,736 sq ft = $40,794).. Public land: price set by the agency[15] |
| Hard costs | ||
| Construction (base, standard foundation) | $493,000 | 2,593 finished sq ft × $190/SF (Standard infill). Pittsburgh builder published ranges with the builder's fee removed (÷ about 1.20)[12, 1] |
| Water and sewer laterals (excavation, street opening, restoration) | $10,000 | 1 house × $10,000. Assumption; confirm with a contractor[1] |
| Soft costs | ||
| Architecture and design | $20,000 | 4% of hard cost, at least $8,000. Assumption, edit me[1] |
| Contingency | ||
| Contingency (flat) | $50,000 | 10.0% of hard cost. Incline Homes (10%)[1] |
| Financing and holding | ||
| Construction loan interest | $17,000 | loan × average share drawn × annual rate × construction months ÷ 12. Assumption, edit me: prime 6.75% + 1.0[38, 1] |
This section applies if the homes are rented. This study’s scenario is to sell; the rental view is shown for comparison.
Total tax rate: 26.35 mills, meaning $26.35 of tax per $1,000 of assessed value each year[40]. On today’s assessment of $213,500[15], that is $213,500 ÷ 1,000 × 26.35 = $5,626 a year. A new building is reassessed higher; the estimate after completion is below.
| Taxing body | Type | Mills |
|---|---|---|
| Allegheny County | county | 6.43 |
| City of Pittsburgh | municipality | 9.67 |
| Pittsburgh | school district | 10.25 |
| Total | 26.35 |
| When | Assessed value | Mills | Tax a year |
|---|---|---|---|
| Today (current County assessment) | $213,500 | 27.307 | $5,830 |
| After completion | $341,000 | 27.307 | $9,000 |
Millage: 2026 millage: City 9.67 + parks 0.50 + library 0.25 + Pittsburgh Public Schools 10.457 + Allegheny County 6.43. Assessment ratio: 52% (middle half 47%–62%), Completed projects: County assessed value ÷ first sale price, 51 new homes. Assessed value after completion is estimated from completed projects: 51 new homes in the City of Pittsburgh, detached, built 2019–2025 and sold 2020-07 to 2026-07, were assessed at a median 52% of their sale price (middle half 47%–62%; County assessed value ÷ first sale price). 52% × $655,000 (estimated sale value from new-construction comps) = $341,255. Check only (not used): City building-permit values for 26 of these homes were a median 29% of the sale price. The County sets the real figure.
Tax abatements (for example LERTA) are not modeled; check eligibility with the City, County and school district.
Every measure below is computed by the finance engine[2] from the budget in Section 7 and the assumptions in Appendix C. Rows that still need an input (a market cap rate, a hold period, a discount rate) say what they need. The formula column is the math in plain words.
Every dollar in and out during construction. Uses are the budget in Section 7. Sources assume a construction loan at 80% of cost[1]; the rest is the developer’s cash (equity). No grants are assumed unless entered.
| Uses | Amount | Share | Sources | Amount | Share |
|---|---|---|---|---|---|
| Land (purchase) | $12,000 | 2% | Construction loan | $479,847 | 76% |
| Hard costs (construction and site work) | $503,000 | 80% | Developer equity (cash in) | $150,153 | 24% |
| Soft costs (design, permits, legal, fees) | $34,000 | 5% | |||
| Contingency | $50,000 | 8% | |||
| Financing and holding (interest, lender fees, taxes while building) | $29,000 | 5% | |||
| Total uses | $630,000 | 100% | Total sources | $630,000 | 100% |
Affordable mode is off for this study. The limits and designations below are shown for reference.
Census tract status: not a HUD Qualified Census Tract; not in a Difficult Development Area; not in an Opportunity Zone[44]. Qualified tracts can raise tax-credit funding for a project.
| Income level | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| 30% AMI | $579 | $621 | $745 | $861 | $960 |
| 40% AMI | $773 | $828 | $994 | $1,148 | $1,281 |
| 50% AMI | $966 | $1,035 | $1,242 | $1,435 | $1,601 |
| 60% AMI | $1,159 | $1,242 | $1,491 | $1,722 | $1,921 |
| 70% AMI | $1,352 | $1,449 | $1,739 | $2,009 | $2,241 |
| 80% AMI | $1,546 | $1,657 | $1,988 | $2,297 | $2,562 |
The rental gap is the total development cost ($630,000, Section 7) minus what the restricted rents can support in a permanent loan and equity. It needs the lender’s minimum debt coverage, the permanent loan rate and term, and the equity you commit; none of these has a default.
Pennsylvania lets local taxing bodies phase in the added value from new construction (LERTA-style abatements). Program terms differ by taxing body and were not checked for this lot, so this is an illustration, not a program quote. Assumption, editable: 100% of the tax on the added value is abated for 10 years[1]. The added value is the pro forma’s assumption (construction cost), taxed at 27.31 mills[40].
| Added assessed value (assumed) |
Sensitivity shows which assumption moves the result most[2]. Conservative: construction cost +10%, sale price −10%, interest rate +1 point (Assumption — editable). Optimistic: the same moves the other way.[1]
| Measure | Conservative | Base | Optimistic |
|---|---|---|---|
| Total development cost | $691,319 | $628,453 | $566,018 |
| Profit | −$116,557 | $10,172 | $136,469 |
| Profit margin | −16.9% | 1.6% | 24.1% |
These scenarios are what-ifs that move construction cost, sale price and the interest rate together. The estimate's range shown on the parcel page comes from each input's documented range instead: total cost $530,000 to $750,000, profit margin −24.8% to 19.4% (likely 1.4%).
Only three things are red flags: the FEMA floodway, no legal access, or an active contamination site on the parcel.
None found in our data.
No review items found in our data.
Permission for this use is part of the zoning analysis (Section 4) and is weighed in the Ease Score, not treated as a red flag[9].
Single-family house is not permitted in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm)). Decided by the Zoning Board of Adjustment (public hearing), or City Council for a rezoning.[9]
Mitigation: Meet zoning staff before applying; talk to the Registered Community Organization early.
| Missing | Effect on this study | How to close it |
|---|---|---|
| Local bids | Construction costs are published builder ranges and editable estimates, not quotes for this lot. | Get a contractor's estimate and enter it in the pro forma. |
| City review times | The timeline shows the order of steps but not their length. | Ask the City's zoning and permit offices for current review times. |
| Listing-level rent comps | Rents rely on a ZIP-level index and HUD Fair Market Rents only. | Survey current listings nearby. |
| Absorption and lease-up data | Months to sell or lease up are editable assumptions (Section 6), supported only by counts of nearby sales, not a market study. | Ask local brokers how long similar homes took to sell or lease. |
| Which water utility serves the lot | Fees assume Pittsburgh Water (PWSA); some City neighborhoods are served by Pennsylvania American Water. | Confirm the utility with a water and sewer availability letter. |
| Steep areas in the buildable area | The site-fit solver does not yet remove slopes over 25% from the buildable area, so it may place a building on steep ground. | Check the scheme against a topographic survey. |
| Surveyed lot lines and frontage | Lot lines and frontage come from GIS, not a survey. |
This study is decision support, not a recommendation to buy or build. It shows what public data and published rules say about this lot, and what is still unknown.
This study rests on the assumptions and limits below. Read the results with them in mind.
The developer’s capacity and financial strength (experience, balance sheet, credit, ability to raise equity or carry the project) are out of scope. So are tax, legal and lender underwriting, and the award of any subsidy or tax credit.
| # | Source | Publisher | Data date |
|---|---|---|---|
| 1 | Cost assumptions cost-assumptions.v0.2 (EaseScore.AI) | EaseScore.AI | effective 2026-09-27 |
| 2 | Finance module (EaseScore.AI engine) | EaseScore.AI | deterministic |
| 3 | Parcel boundaries (GIS) | Allegheny County | vintage not recorded in our database |
| 4 | Ease Score (EaseScore.AI engine) | EaseScore.AI | scoring config 0.2 |
| 5 | Zoning Board of Adjustment and City Council zoning decisions | City of Pittsburgh (collected by EaseScore.AI) | decisions 2024-02-27 to 2026-06-30 |
| 6 | QuickFit site-fit solver (EaseScore.AI engine) | EaseScore.AI | deterministic; same inputs give the same result |
Numbered in the order first cited. “Vintage not recorded” means our database does not store the publisher’s data date yet.
The buildable area is the lot minus a setback strip along each edge, minus any area that must be removed (only the FEMA floodway today). Unit rectangles are packed along the frontage and made as deep as allowed. Each scheme is checked for use permission, height and stories, lot size and lot area per unit, parking, and floor area ratio and coverage when the district has them. The limiting rule is found by relaxing each rule in turn. Footprints are rectangles; one building per lot[6].
| Measure | Formula |
|---|---|
| Months to approval, including delay | approval months + approval delay months |
| Months to build, including delay | construction months + construction delay months |
| Months from purchase to finished building | approval period + construction period |
| Land / purchase price | purchase price |
| Construction cost before site lines | hard cost (entered as a total) |
| Site work, demolition, grouting, retaining walls | hardSiteLines.siteWork |
Every value the study used, and every value it still needs. “Placeholder” means an editable starting point, not a standard.
| Building type | Unit width | Unit depth | Stories | Floor to floor | Garage tried |
|---|---|---|---|---|---|
| Single-family detached | 16–32 ft | 24–40 ft | 2–3 | 10 ft | Yes |
| Duplex (side by side) | 16–24 ft | 28–40 ft | 2–3 | 10 ft | Yes |
| Townhouse row | 16–26 ft | 28–40 ft | 2–3 | 10 ft | Yes |
Other solver placeholders: livable share of floor area 85%; garage bay 10 × 20 ft; surface stall with drive 200 sq ft; 1 space per home when parking is chosen (never below the minimum).
| Input | Value used | Range | Source |
|---|---|---|---|
| Homes (units) | 1 | — | Site-fit scheme (QuickFit)[6] |
| Finished (livable) floor area | 2,593 sq ft | — | Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)[6] |
| Land price | $12,000 | $1,000–$41,000 | Public land: price set by the agency — Public land: price set by the agency. Likely from agency sales of vacant lots in the City of Pittsburgh (633 sales, 2019-03 to 2026-06): median $1.22 per sq ft × 9,736 sq ft = $11,878; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in the City of Pittsburgh (372 sales, 2019-01 to 2026-08): median $4.19 per sq ft of lot × 9,736 sq ft = $40,794).[1] |
| Build quality | Standard infill — Clean modern finishes, efficient plan (default) | — | Pittsburgh builder published ranges with the builder's fee removed (÷ about 1.20)[12] |
| Construction cost per finished sq ft (includes builder overhead and profit) | $190/SF | $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. |
The Ease Score (0–100) measures the barriers to getting housing built on this lot: rules, ground, hazards, access and process. It measures barriers to building, not whether it's a good investment. Money is not in it; that is the separate “Pencils?” result. Score for new single-family house: 70 (Some barriers)[4]. Factors with evidence carry 100% of the weight. Scoring config 0.2.
| Factor | Weight | Sub-score | Evidence | In plain words |
|---|---|---|---|---|
| F1 · Zoning permission | 25 | 0 | partial | A single-unit detached house is not allowed (it would need a rezoning, or a use variance) in RIV-NS (§911.02 Use Table); it fits the setbacks and lot rules as drawn. |
| F2 · Terrain / buildable ground | 20 | 100 | complete | 0% of the lot is steeper than 25%. |
| F3 · Geohazards | 15 | 100 | partial | No mapped geohazards on or near the lot. |
| F4 · Access & infrastructure | 15 | 90 | partial | Fronts an opened street; water/sewer service not confirmed (scored as unknown); frequent transit 53 m away. |
| F5 · Approval burden & time | 15 | 92 | complete | 1 approval step beyond a building permit (use variance). |
| F6 · Lot & acquisition readiness | 5 | 100 | complete | Vacant lot; privately owned (tax status is shown for public land only). |
| F7 · Market activity | 5 | 52 | complete | 59 valid sales and 118 completed building permits within 1/2 mile in 3 years: busier than 52% of City parcels. |
| Strategy | Score | Band |
|---|---|---|
| New single-family house | 70 | Some barriers |
| Duplex | 70 | Some barriers |
| 3-4 unit building |
It is a screening study built from public data and published rules, computed the same way every time. It is not an appraisal, a zoning determination, a survey, an environmental assessment, or engineering, legal or financial advice. Verify every item with the permitting office, a surveyor, an engineer, your lender and your accountant.
It helps homeowners, small builders, nonprofits and planners see the rules, hazards and costs of a lot early, before paying a consultant. It could hurt people in these ways, and this is what the tool does today:
More at easescore.ai/limitations#who-it-helps.
Numbers in brackets, like [3], point to the numbered source list in Appendix A, which gives each source’s publisher and data date. Amber boxes are items that need review; red boxes are red flags (only three things count: floodway, no legal access, or a contamination site on the lot). Dashed gray boxes mark results that cannot be computed yet, with the reason. Words in the glossary (Appendix F) are explained in plain English.
| $639,000 |
| Less total development cost (land, hard, soft, contingency, financing and holding; Section 7) | −$630,000 |
| Developer profit (before loan interest after completion) | $9,000 |
| Profit on cost · profit on revenue | 1.4% · 1.4% |
| Less loan interest from completion to the last sale (not in the budget; closing schedule in Section 6) | −$9,000 |
| Profit after that interest · on cost | $0 · 0.0% |
| Unlevered profit (before loan interest and lender fees of $22,000) | $31,000 (4.9%) |
Seller's half of the realty transfer tax, 2.5% of the sale price. Sales commission: not included (often 5–6% if listed with an agent); add it in the budget if you sell through a broker. Includes a construction loan of 80% of cost at 7.75%, interest-only on the drawn balance (Assumption, edit me: prime 6.75% + 1.0). Unlevered profit leaves out loan interest and lender fees.
| Measure | Per home | Per sq ft | Total |
|---|---|---|---|
| Sale price needed for the 15% target | $743,000 | $287/sf | $743,000 |
| Sale price for zero profit | $646,000 | $249/sf | $646,000 |
| Cost reduction needed to reach the target | $74,000 | ||
| Residual land value (maximum land price that hits the target) | −$58,000 | ||
| Land price used in the budget (Public land: price set by the agency; agency and private vacant-land sales, 2019-01 to 2026-08) | $12,000 |
Residual land value: $655,000 sellout − $16,000 selling/closing − $613,895 hard, soft, contingency and financing − $83,348 target profit (15% of cost) = −$58,243. The site doesn’t support a land price at this margin. Each $1 of land adds about $1.036 of cost, because the construction loan, its interest and its fee are a share of cost.
This study looks at building single-family house, 1 unit, 3 stories, new construction on the 9,736 sq ft[3] lot at 401 Scotland St in Allegheny West.
Nothing fits by right under RIV-NS zoning in our site check. A 4-unit building would need a use variance, and there is no nearby precedent on record.[4, 1, 5]
Summary of the calculated results. Decision support only, not legal, financial or engineering advice. Confirm zoning with the City and costs with local bids.
Each column runs the same cost builder and finance engine with the default assumptions[1, 2]. By right means no hearing; “with approval” is the option that fits the most homes with zoning relief[6, 5]. The affordable column rents the by-right building at the tax-credit rent limit[7]; its funding gap needs loan terms (Section 10). These layouts come from the Ease Score’s site-fit check, so their size can differ from the scheme studied in Sections 7 to 9.
| Measure | Best by right | Best with approval | Affordable (60% AMI rental) |
|---|---|---|---|
| Building | Nothing fits by right | 3-4 unit building | A 4-unit building, rented at $1,491 a month (2 BR limit, 2026) |
| Homes | — | 4 | 4 |
| Zoning path | — | Needs a use variance | Needs a use variance |
| Past decisions | — | No nearby precedent on record | — |
| Total development cost | — | $2,010,000 | $2,010,000 |
| Value or income | — | $17,800 a year after running costs | $29,568 a year after running costs |
| Profit or gap | — | 0.9% yield on cost | 1.5% yield on cost |
| Margin or yield | — | 0.9% a year | 1.5% a year |
| Pencils? | Not computed | Unlevered yield shown; a local cap rate is needed to value it | Unlevered yield shown; a local cap rate is needed to value it |
No. Single-family house is not permitted under RIV-NS zoning; it would need a use variance or a rezoning.[8, 9]
Yes. The studied layout (one single-family home) fits the setbacks, height, lot-size and parking rules.[6]
A use variance or rezoning, decided at a Zoning Board of Adjustment hearing.[9]
No: it costs about $630,000 and would net about $640,000 after selling costs, a $9,000 profit (1.4%), below the 15.0% target profit margin before about $9,000 of loan interest between completion and the last sale.[1, 2]
Routine transaction and permit items are in the full checklist (Section 5).
| Part | Grade | Why, for this parcel |
|---|---|---|
| Zoning | High | RIV-NS rules transcribed from the Pittsburgh Zoning Code, with citations. |
| Site geometry | High | County parcel outline, 1 m lidar terrain and a placed site-fit building. |
| Geotechnical | Moderate | No landslide, mine or steep-slope trigger; screened from maps and lidar only (no borings). |
| Construction cost | Moderate | Cost model v0.2 defaults; confirm with local bids. |
| Sale revenue | Moderate | 12 valid new-construction sales (5 or more needed for Moderate). |
| Financing | Placeholder | Default construction loan terms; no lender quote. |
| Schedule | Low | Months to a permit are estimated from typical approval steps, not permit records. |
| Overall | Preliminary | Screening study from public data. |
The rules behind the grades
| What our data shows |
|---|
| Landslide-prone (City overlay) | Not in the overlay[19]. Mapped slope-movement areas (1982 inventory) within 300 ft: 0[20] |
| Undermined / mines | Not in the City’s undermined overlay[21]. Mine subsidence insurance risk: not mapped; nearest mapped mined-out area not found; mine map sheet WPA_Carnegie_Sht_3_PGH[22]. Mine maps are incomplete; absence of a mapped mine is not proof that no mine exists. |
| Flooding | Floodway 0%, 100-year zone 0%, 500-year zone 94% of the lot[23]. In this census tract: 17 flood insurance policies and 0 claims in 10 years, median premium $879[24]; 38 flooding complaints to 311 in 5 years[25]. |
| Sewer backup | Not mapped in a combined sewer area[26]. |
| Contamination | 0 cleanup records on the lot and 0 within 50 ft[27]; 0 within 500 ft[27]. |
| Streams and wetlands | None within 100 ft[28]. |
| Street access | Fronts an opened street[11] |
| Water and sewer | Assumed Pittsburgh Water (PWSA); confirm with an availability letter. At sale: conditional: PWSA dye test before sale only in separate sanitary sewer areas (Evidence of Compliance application decides); valid 3 yrs; no CCTV.[29] |
| Transit | Nearest stop 53 m; nearest frequent stop 53 m; 23 frequent stops within 800 m (about half a mile)[30] |
| Schools | City of Pittsburgh school district; Pittsburgh Public Schools feeder: Manchester Pk-8 (elementary), Manchester Pk-8 (middle), North Side (high)[31] |
| Street trees within 15 m | 0[16] |
| Doesn't pencil |
| 4 | 3–4 units | 68 (Some barriers) | Not allowed here: would need a rezoning or a use variance (hard to get) | Can't tell yet |
| 5 | ADU (backyard unit) | — | No existing building on the lot. | — |
| 6 | Renovate existing | — | No existing building on the lot. | — |
Ohio River Blvd Ramp (this block face): No other buildings are measured on this block face.
Contextual front setback: This district does not use contextual setbacks.
Measured from Allegheny County building footprints and parcel lines (approximate; an applicant documents neighbors' setbacks with a survey).
| Kind of request | Decided | Granted | Denied | Grant rate | Years |
|---|---|---|---|---|---|
| Dimensional variance | 2 | 2 | 0 | Too few (<5) | 2025–2026 |
| Conditional use | 1 | 1 | 0 | Too few (<5) | 2024–2024 |
| Special exception | 1 | 1 | 0 | Too few (<5) | 2025–2025 |
A rate is shown only when at least 5 requests were decided. Past results do not predict a single case.
We re-ran the site-fit solver with one rule relaxed at a time. These are policy what-ifs, not requests you can make[6].
| What if | Rule now | Extra homes | Extra floor area |
|---|---|---|---|
| No parking minimum | — | 0 | 0 |
| No minimum lot size | — | 0 | 0 |
| No minimum lot area per unit | — | 0 | 0 |
This is an estimate built from the approval steps this project needs, not from permit records for similar projects.[4] It counts building-permit review (plus any zoning hearing this option needs); zoning review, City Planning site-plan review, geotechnical review on hillsides, the PWSA tap and DOMI street permits are not included, so the real time to start is longer. How it adds up:
Construction time is not estimated. Ask the City’s zoning and permit offices for current review times.
| Status | Item | Why | Rule |
|---|---|---|---|
| Required | Realty transfer tax PA Dept. of Revenue; municipality; school district | 5% of the price, due at purchase and again at sale (Commonwealth of Pennsylvania 1% + Pittsburgh City 3% + Pittsburgh School District (in Pittsburgh City) 1%). | 72 P.S. §8101-C et seq. (state 1%); local rates per Allegheny County |
| Required | Survey (boundary) Licensed surveyor | Setbacks, permits, and lenders all rely on the true lot lines. | — |
| Required | Title search & title insurance Title company | Every purchase needs clear title before closing. | — |
| Likely | Utility availability letters Each utility | Vacant lot: confirm water, sewer, gas, and electric can serve it. | — |
| Possible | Flood insurance NFIP / private insurer | In the 500-year area: insurance recommended, not usually required. | Flood Disaster Protection Act of 1973, 42 U.S.C. §4012a |
| Possible | Floodplain review & elevation certificate Surveyor; floodplain administrator | Lot touches FEMA's 500-year (0.2%-annual-chance) area: insurance recommended, review not usually required. Note: 38 flooding / drainage / sewer 311 reports in this tract in the last 5 years (tract-wide, not this parcel). | Pittsburgh Zoning Code §906.02 (floodplain overlay); 44 CFR 60.3 |
| Possible | Lead water service line Water authority (PWSA in the city) | Service-line data isn't loaded yet. | — |
| Possible | Phase I Environmental Site Assessment Environmental consultant | No trigger found in our data; a lender may still require one. | ASTM E1527-21 |
| Possible | Phase II Environmental Site Assessment Environmental consultant | Only if the Phase I finds a recognized environmental condition. | — |
| Possible | Sewer lateral inspection / replacement at sale Municipality / sewer authority | Pittsburgh City: sewer lateral test required at sale. conditional: PWSA dye test before sale only in separate sanitary sewer areas (Evidence of Compliance application decides); valid 3 yrs; no CCTV | — |
| Possible | Survey (topographic) Licensed surveyor | New construction usually needs spot elevations for drainage design. | — |
| Possible | Tax abatement / incentive application City / County / school district | Check City of Pittsburgh (e.g. LERTA) programs. | — |
| Ask | Appraisal Lender | Will the project be financed? | — |
| Ask | Construction loan Lender | Will the project be financed? | — |
Not needed here: Access problems (steps-only, paper street, landlocked); Back taxes, liens & municipal claims; Mine subsidence — investigation, insurance, or grouting; Point-of-sale / occupancy inspection; Radon test & mitigation; Retaining wall failure / hillside repair; Underground oil tank; Wetland / stream delineation.
| Status | Item | Why | Rule |
|---|---|---|---|
| Required | Architectural drawings Architect / designer | Permits need drawings; sealed drawings above certain scope (confirm threshold). | — |
| Required | Energy code compliance Designer; reviewed at permit | New conditioned space. | PA UCC (34 Pa. Code Ch. 403) — IECC as adopted |
| Likely | 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 | 0% of the lot is steeper than 25% (1 m lidar) outside the hazard overlays: not a code trigger by itself, but an engineer will likely want soil data. 0% 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). | 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) |
| Possible | Civil site plan Civil engineer | Depends on grading and site work. | — |
| 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 here: Accessibility design (Fair Housing Act / code); Fire alarm / sprinkler design and permit; Mine subsidence investigation & insurance; Retaining wall design.
| Status | Item | Why | Rule |
|---|---|---|---|
| Required | Record of zoning approval / zoning application Zoning (Pittsburgh: OneStopPGH) | Zoned RIV-NS. New buildings, additions, and changes of use need zoning approval. | — |
| Likely | Registered Community Organization meeting City Planning / RCO | Project needs a hearing; a meeting with the Registered Community Organization for this area is required if it also meets a size/type trigger (2,400+ sq ft, 10+ parking stalls, use variance, HRC application, and others). | Pittsburgh Code §178E.08(c) |
| Required | Variance Zoning Board of Adjustment (hearing) | Use variance or rezoning: single-family house is not permitted in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm)). | Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm) |
| 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 (Riverfront Zoning Districts). RIV-NS minimum: 0.5 space(s) per unit → 0.5 for 1 unit(s). | Pittsburgh Zoning Code §914.02.A (Schedule A); §914.04 reductions |
| Ask | Lot consolidation / subdivision / lot line adjustment Planning Commission / municipality | Will you combine or split lots? | — |
Not needed here: Certificate of Appropriateness (historic); Conditional use approval; Contextual setback determination; Historic review delays; Inclusionary zoning compliance; Special exception.
| Status | Item | Why | Rule |
|---|---|---|---|
| Required | Building permit PLI (Pittsburgh) / municipal building official | Construction work. | PA UCC (34 Pa. Code Ch. 403) |
| Likely | Electrical permit PLI / inspection agency | New or altered wiring. | — |
| Likely | Erosion & sediment control plan Allegheny County Conservation District; PA DEP | Lot is 9,736 sq ft; new construction commonly disturbs 5,000+ sq ft. | 25 Pa. Code Ch. 102 |
| Likely | Mechanical (HVAC) permit PLI / municipality | New or replaced heating/cooling. | — |
| Likely | Plumbing permit Allegheny County Health Dept | New or altered plumbing. | ACHD Article XV (Plumbing) — confirm |
| Likely | Sewer/water tap-in & connection fees Water / sewer authority | New 1 unit(s) or connections: tap and capacity fees can run thousands per unit (authority tariff table loading). | — |
| Likely | Stormwater management plan Water & sewer authority / municipality | New roof and paving add impervious area (threshold pending). | — |
| Likely | Street opening permit DOMI | Vacant lot: new water/sewer connections are usually dug in the street. | — |
| Possible | Grading / earth disturbance permit PLI / municipality | Depends on cut/fill volume (threshold pending). | — |
| Possible | Sewage planning (new connections/lots) Municipality / sewer authority; PA DEP | New units or lots add sewer load; confirm the local planning rule. | PA Sewage Facilities Act (Act 537), 35 P.S. §750.1 et seq. |
| Ask | Curb cut / driveway permit DOMI | Will you add or change a driveway? | — |
Not needed here: Asbestos survey + Health Dept notification; Demolition permit; Utility disconnects.
| Status | Item | Why | Rule |
|---|---|---|---|
| Required | Builder's risk insurance Insurer | Construction in progress. | — |
| Required | Contractor licensing / registration City; PA Attorney General (HICPA) | City contractor license plus state home-improvement registration for residential work. | Home Improvement Consumer Protection Act, 73 P.S. §517.1 et seq. |
| Required | Dumpster (container count) Hauler | Debris removal. | — |
| Likely | Portable toilet / site facilities Vendor | Crews on site. | — |
| Possible | Dumpster / container permit in street DOMI | Depends on staging space once the building footprint is placed. | — |
| Possible | Sidewalk repair / replacement DOMI / owner | Depends on sidewalk condition at inspection. | — |
| Possible | Tree removal / street tree permit City forestry | No City street trees mapped within 15 m (inventory may be incomplete). | — |
| Ask | Neighbor / party wall agreement Owner & neighbor (attorney) | Is it a rowhouse or does work touch a shared wall? | — |
| Ask | Road / lane / sidewalk closure permit DOMI | Will work, deliveries, or containers block the street or sidewalk? | — |
Not needed here: Lead-safe work practices.
| Status | Item | Why | Rule |
|---|---|---|---|
| Required | Certificate of Occupancy PLI / municipality | New units or change of use. | — |
| Required | Property tax jump after construction Allegheny County Office of Property Assessments | New construction is reassessed the year after completion (a prorated interim bill is possible). Today: 26.35 mills × $213,500 assessed = about $5,626/yr. Every $100,000 of added assessed value adds about $2,635/yr. | — |
| Likely | As-built survey Surveyor | New construction. | — |
| 800 block of N Lincoln Ave | 2023-03-09 | $825,000 | 3,420 | $241 | 0.32 mi |
| 800 block of Dounton Way | 2024-05-07 | $295,000 | 900 | $328 | 0.37 mi |
| 800 block of Beech Ave | 2023-09-28 | $450,000 | 2,476 | $182 | 0.43 mi |
| 800 block of Beech Ave | 2024-10-18 | $730,000 | 2,344 | $311 | 0.43 mi |
| 900 block of Beech Ave | 2021-10-29 | $761,000 | 4,399 | $173 | 0.43 mi |
| 900 block of Beech Ave | 2022-08-24 | $777,500 | 3,661 | $212 | 0.44 mi |
| 800 block of W North Ave | 2025-06-09 | $760,000 | 2,000 | $380 | 0.44 mi |
The Zillow rent index for ZIP 15212 was $1,488 a month in 2026-08, up 4.1% from a year earlier ($1,430)[14]. This covers all home types in the ZIP, not new construction.
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,040 | $1,120 | $1,350 | $1,730 | $1,860 |
| Home | Likely | Range | Basis | HUD FMR |
|---|---|---|---|---|
| 1 bedroom | $1,000 | $900–$1,100 | RentCast market statistics for ZIP 15212, retrieved 2026-09-27[35] | $1,120 |
| 2 bedrooms | $1,250 | $1,150–$1,400 | RentCast market statistics for ZIP 15212, retrieved 2026-09-27[35] | $1,350 |
| 3 bedrooms | $1,550 | $1,400–$1,700 | RentCast market statistics for ZIP 15212, retrieved 2026-09-27[35] | $1,730 |
Likely = RentCast's median asking rent for 1-bedroom listings in ZIP 15212. Listings ranged $600–1,625; average $1,048. Range = ±10% around the median (an assumption, not a market range). All rounded to the nearest $50. All 1-bedroom asking rents RentCast tracks in ZIP 15212 (27 listings). Not adjusted for size, age or condition. Asking rents often run above signed leases; no new-construction premium assumed unless the data shows one.
Rents use RentCast market statistics for the parcel's ZIP code (median asking rent by bedroom count), not individual nearby listings, so no listing table is shown. Where RentCast statistics are not available the table says why and uses HUD Small Area Fair Market Rent.
In the last 3 years within half a mile: 59 valid sales and 118 completed building permits. That is more activity than about 52% of City parcels in our fixed sample of 1,420[36].
Support from comps: 12 new-construction home sales within 2 mi over the last 3 years, about 4.0 a year[37]. Nearby valid sales of the comparable use: 7 within 0.5 mi over about 5.0 years, about 1.4 a year[13].
Assumption, editable: finished homes sell within 3 months after completion, and a rental leases up within 3 months[1]. The for-sale case uses the months-to-sell assumption. This is not a market study; a local broker should confirm the pace.
| Home | Finished sq ft (approx.) | Bedrooms | Parking | Price (low–high) | Projected price | Closes (month after completion) |
|---|---|---|---|---|---|---|
| 1 | 2,593 | 4 | 1 | $540,000–$705,000 | $655,000 | 3 |
| Gross sellout | $540,000–$705,000 | $655,000 | 3 |
Size: Finished area 2,593 sq ft ÷ 1 home (Site-fit layout (Single-family house): 3,300 sq ft gross, 2,593 sq ft finished (livable)). Bedrooms by size band (Assumption, edit me (size bands, not a floor plan)): under 900 sq ft: 1 bedroom; 900–1,299 sq ft: 2 bedrooms; 1,300–1,899 sq ft: 3 bedrooms; 1,900 sq ft and up: 4 bedrooms. Price: $252/sf × each home's finished sq ft, rounded to $5,000; low–high from the $207–$271/sf range (Median of 12 new-construction sales within 2 mi (2023-12-13 to 2026-06-29)).
Assumption, edit me: the first home closes 3 months after construction ends (Assumption — editable), then one closing every 2 months (Assumption, edit me (one closing every 2 months; not a market study)); the last closes in month 3. Support: about 4.0 new-construction sales a year nearby.[1]
Interest carry to the last closing: The construction loan ($480,000) is fully drawn at completion; each closing repays it. Interest at 7.75% until each closing: Σ (loan ÷ 1) × 7.75% × months to closing ÷ 12 = $9,000. The budget's loan interest covers only the build; this carry is not in the budget total. Profit after this carry: $0 (0.0% of cost).
| Closing, permit and carrying costs | $26,000 | building permit and fees $4,000; structural, civil, survey, insurance and closing $10,000; lender fees $5,000; property taxes while approving and building $7,000[1, 39, 40]. Selling costs at sale are taken from the sale price (Section 9). |
| Sales commission: not included (often 5–6% if listed with an agent) | $0 | Default $0 (cost-to-build basis); editable on the parcel page. A number entered there is taken from the sale price with the selling costs (Section 9), not added to the total below. |
| Total development cost (TDC) | $630,000 | land + hard + soft + contingency + financing[2] |
| Cost per home / per finished sq ft | $628,453 | $242 per finished sq ft |
Cost: land $12,000 + construction $493,000 + water and sewer laterals $10,000 + design and engineering $20,000 + contingency $50,000 + loan interest $17,000 + closing, permit and carrying costs $26,000 = $630,000 total.
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.
Sanity check. Your estimate: $628,453 per home. Recent Allegheny County projects: $300,000 to $594,000 per home (6 projects, mostly new multifamily and affordable; all-in cost).[41] National reference: $162 per sq ft for construction only (national reference, not a Pittsburgh default)[42].
Realty transfer tax is 5.0% of the price[43]; the seller’s customary half is counted in selling costs (Section 9). The buyer’s half at purchase is not in the total above.
| Measure |
|---|
| How it is figured |
|---|
| Result |
|---|
| Rent if every unit is leased, yearly (GPR) | Σ units × monthly rent × 12 | $21,000 |
| Rent you won't collect (vacancy and credit loss) | GPR × vacancy share | $1,050 |
| Realistic yearly income (EGI) | GPR − vacancy and credit loss + other income | $19,950 |
| Property taxes, yearly | assessed value × total millage ÷ 1,000 | $9,319 |
| Insurance, yearly (incl. flood and mine subsidence) | property insurance + flood insurance + mine subsidence insurance | $1,200 |
| Property management fee, yearly | management share × effective gross income | $1,596 |
| Yearly operating costs (OPEX) | taxes + insurance + maintenance + management + owner utilities + replacement reserves + vacancy reserve | $13,415 |
| Income after running costs (NOI) | EGI − OPEX | $6,535 |
Rent used: $1,750 a month per home (3-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15212 (benchmark, not listings))[34]. Vacancy, maintenance, management, insurance and reserves are editable assumptions (Appendix C)[1]; the tax uses the actual millage on the assessed value after completion, estimated from completed projects (table above)[40].
Size: 1 home × 2,593 sq ft finished. Site-fit layout (Single-family house): 3,300 sq ft gross, 2,593 sq ft finished (livable).
12 valid new-construction sales within 2 mi: median $252 per finished sq ft, middle half $207–$271[37]. Sale-revenue confidence: Moderate (12 valid new-construction sales (5 or more needed for Moderate)). The sale value in this study uses this median.
| Address (block) | Miles | Sold | Price | Type | Finished sq ft | $/sq ft | Built |
|---|---|---|---|---|---|---|---|
| 200 block of Seward St | 0.95 | 2025-07-09 | $660,000 | Detached | 2,586 | $255 | 2021 |
| 200 block of Seward St | 0.95 | 2026-05-21 | $630,000 | Detached | 1,970 | $320 | 2025 |
| 200 block of Seward St | 0.96 | 2026-04-17 | $630,000 | Detached | 1,970 | $320 | 2025 |
| 200 block of Seward St | 0.96 | 2025-04-10 | $635,000 | Detached | 2,486 | $255 | 2021 |
| 200 block of Seward St | 0.97 | 2026-03-09 | $350,000 | Detached | 2,586 | $135 | 2021 |
| 300 block of Augusta St | 1.03 | 2025-08-27 | $575,000 | Detached | 2,120 | $271 | 2021 |
| 400 block of Clarence St | 1.14 | 2024-10-15 | $675,000 | Detached | 2,706 | $249 | 2021 |
| 400 block of Sweetbriar St | 1.15 | 2026-06-29 | $710,000 | Detached | 2,960 | $240 | 2019 |
| 400 block of Wyola St | 1.15 | 2026-03-31 | $525,000 | Detached | 2,561 | $205 | 2024 |
| 400 block of Shaler St | 1.16 | 2024-04-23 | $349,000 | Detached | 1,682 | $207 | 2023 |
Shown: the 10 most similar of the 12 sales in the value set, detached homes first, then nearest, then most recent sale. The median and middle half below use all 12. Bedrooms, bathrooms and parking are not in the County sale records, so they are not shown or adjusted. Only valid arm’s-length sales are used; no owner, buyer or seller names. On screen, addresses show the block only; the downloadable PDF lists full street addresses.
Reconciliation: The most similar sales are 200 block of Seward St, 200 block of Seward St and 200 block of Seward St at $255–$320/SF. Projected pricing of $535,000–$705,000 per home ($207–$271/SF, the middle half of all 12 sales; the study uses the median, $252/SF, × 2,593 sq ft) reflects new construction (every sale was built within 10 years of its sale) and a size close to the typical sale (2,408 sq ft). Parking is not in the County sale records, so it is not adjusted.
How the sales were chosen: 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: Allegheny West existing homes sell for a median $218/SF; comps were limited to areas priced the same or up to 35% lower ($142–$218/SF existing-home median; Assumption, edit me; never a richer market): Duquesne Heights, Mount Washington, RESERVE, South Side Flats. New homes sell above existing-home medians, so the comps' own $252/SF is above this band; the band compares neighborhoods, not the comps' prices. Size: kept homes of 1,556–3,630 sq ft (±40% of the planned 2,593 sq ft; Assumption, edit me). Result: 12 sales from the areas in the same market tier or lower, nearest first, in Duquesne Heights; median $252/SF, middle half $207–$271/SF. Search steps: 0 within 0.25 mi → 0 within 0.5 mi → 5 within 1 mi → 19 within 2 mi.
Older homes nearby sold for a median $241 per sq ft (7 sales within 0.5 mi). That is a floor, not the value of a new home.[13]
Sale value: $252 per finished sq ft (median of 12 new-construction sales within 2 mi, 2023-12-13 to 2026-06-29[37]) × 2,596 finished sq ft = $655,000. Selling costs: the seller’s half of the transfer tax[1, 43]. Sales commission: not included (often 5–6% if listed with an agent).
| Measure | How it is figured | Result |
|---|---|---|
| Gross sales revenue | Σ units × sale price | $655,000 |
| Selling costs | gross sales × selling-cost share | $16,375 |
| Total development cost (TDC) | land + hard + soft + financing + contingency | $628,453 |
| Profit | gross sales − selling costs − TDC | $10,172 |
| Profit as a share of cost (profit margin) | profit ÷ TDC | 1.6% |
| Loan as a share of total cost (LTC) | loan ÷ TDC | 76.4% |
| Cash the developer puts in (equity required) | TDC − loan − grants and subsidy | $148,606 |
| Return per year on your cash (levered IRR) | monthly rate where NPV = 0 (Newton, bisection fallback), annualized: (1 + monthly)^12 − 1 | 5.1% |
| Total cash back ÷ cash in (equity multiple) | sum of positive cash flows ÷ sum of negative cash flows | 1.07× |
| Measure | How it is figured | Result |
|---|---|---|
| Return on what you spent (yield on cost, YOC) | NOI ÷ TDC | 1.0% |
| Profit margin in yield terms (development spread) | yield on cost − market cap rate | Needs market cap rate |
| Value once leased (stabilized value) | NOI ÷ market cap rate | Needs market cap rate |
| Permanent loan | loan amount (entered) OR loan-to-value × stabilized value | Needs permanent loan amount (or permanent loan loan-to-value); market cap rate |
| Can the income pay the loan? (DSCR) | NOI ÷ annual debt service | Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+1 more) |
| Yearly cash profit ÷ cash invested (cash-on-cash return) | (NOI − annual debt service) ÷ equity | Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+1 more) |
| Return per year, no loan (unlevered IRR) | monthly rate where NPV = 0 (Newton, bisection fallback), annualized: (1 + monthly)^12 − 1 | Needs annual net operating income growth; hold years; exit cap rate (+1 more) |
| Return per year on your cash (levered IRR) | monthly rate where NPV = 0 (Newton, bisection fallback), annualized: (1 + monthly)^12 − 1 | Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+6 more) |
| Today's value of your cash (levered NPV) | Σ monthly cash flow ÷ (1 + monthly rate)^month, monthly rate = (1 + annual discount rate)^(1/12) − 1 | Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+7 more) |
| Years until your cash comes back (payback period) | first month cumulative cash flow ≥ 0, ÷ 12 | Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+6 more) |
| Total cash back ÷ cash in (equity multiple) | sum of positive cash flows ÷ sum of negative cash flows | Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+6 more) |
Lenders commonly look for income of at least about 1.2 times the loan payments (DSCR). That is a rule of thumb, not a quote.
| $127,755 |
| Yearly tax on the added value | $3,489 |
| Tax abated each year | $3,489 |
| Tax abated over 10 years (not discounted) | $34,886 |
| Rental: income after running costs (NOI), without → with | $7,000 → $10,489 |
| Rental: yield on cost, without → with | 1.1% → 1.7% |
Built to sell, the abatement goes to the buyer as lower taxes; it does not change the builder’s cost or profit in this study, and any effect on the sale price is not assumed. Change the share and years with the report settings pf_abate_pct and pf_abate_years. Tax abatement on the new construction value (LERTA-style, illustrative).
Program names are listed for awareness; no award amounts are assumed.
Every month of delay adds holding costs: taxes, insurance and loan interest. Taxes alone on today’s assessment are about $469 a month ($213,500 × 26.35 ÷ 1,000 ÷ 12)[15, 40]. In this model a 6-month approval delay changes profit by −$2,915[2].
| Order a boundary survey. |
| 7 | LIHTC rent and income limits (Allegheny County) | Pennsylvania Housing Finance Agency | 2026 |
| 8 | Zoning districts | City of Pittsburgh Department of City Planning | vintage not recorded in our database |
| 9 | Pittsburgh Zoning Code, Title Nine (transcribed rules table) | City of Pittsburgh | code as transcribed Sept. 2026 |
| 10 | Requirements catalog and rules (EaseScore.AI engine) | EaseScore.AI, from the Pittsburgh Code and agency handouts | catalog as of Sept. 2026 |
| 11 | Street centerlines (opened and paper streets) | Allegheny County; City of Pittsburgh | vintage not recorded in our database |
| 12 | Pittsburgh builder published per-square-foot construction ranges | Incline Homes (2026); Home Builder Digest survey of Pittsburgh builders; EcoCraft | 2026 publications |
| 13 | Property sale transactions (valid arm's-length sales) | Allegheny County Department of Real Estate | sales through 2025-06-09 |
| 14 | Zillow Observed Rent Index (ZORI), all homes, smoothed | Zillow Research | latest month 2026-08-31 |
| 15 | Property Assessments | Allegheny County Office of Property Assessments | as of 2026-09-01 |
| 16 | Neighborhoods, City-owned property, tax liens, street trees | City of Pittsburgh; Allegheny County | vintage not recorded in our database |
| 17 | American Community Survey 5-year estimates (census tract) | US Census Bureau | ACS 2024 |
| 18 | 1 m lidar elevation model (PA Western 2019), slope computed by EaseScore | USGS 3D Elevation Program | 2019 lidar collection |
| 19 | Landslide-prone areas (§906.04 overlay) | City of Pittsburgh | vintage not recorded in our database |
| 20 | Landslide inventory (recorded slides) | Allegheny County / University of Pittsburgh | vintage not recorded in our database |
| 21 | Undermined areas (§906.05 overlay) | City of Pittsburgh | vintage not recorded in our database |
| 22 | Mine maps and mined-out areas; Mine Subsidence Insurance risk map | PA DEP; PA Mine Map Atlas (PASDA) | vintage not recorded in our database |
| 23 | National Flood Hazard Layer | FEMA | vintage not recorded in our database |
| 24 | NFIP redacted policies and claims, aggregated by census tract | OpenFEMA | vintage not recorded in our database |
| 25 | 311 flooding requests (5 years), by census tract | City of Pittsburgh 311 | vintage not recorded in our database |
| 26 | Combined sewersheds | PWSA / 3 Rivers Wet Weather | vintage not recorded in our database |
| 27 | Land Recycling Program sites; ACRES brownfields | PA DEP; US EPA | vintage not recorded in our database |
| 28 | Streams (National Hydrography Dataset) and wetlands (National Wetlands Inventory) | USGS; US Fish and Wildlife Service | vintage not recorded in our database |
| 29 | Point-of-sale and sewer-lateral rules at sale | Municipality / water authority | vintage not recorded in our database |
| 30 | Transit schedule (GTFS), weekday 7–9 am service | Pittsburgh Regional Transit | vintage not recorded in our database |
| 31 | School district and Pittsburgh Public Schools feeder boundaries | Allegheny County; Pittsburgh Public Schools | vintage not recorded in our database |
| 32 | Building footprints | Allegheny County | vintage not recorded in our database |
| 33 | Zoning overlays and Registered Community Organizations | City of Pittsburgh | vintage not recorded in our database |
| 34 | Fair Market Rents (small area (ZIP)) | US Department of Housing and Urban Development | FY 2026 |
| 35 | Market statistics by ZIP code (median asking rent by bedroom count) | RentCast | retrieved 2026-09-27 |
| 36 | Market activity: valid sales and completed building permits within ½ mile, 3 years | Allegheny County sales; City of Pittsburgh PLI permits | computed 2026-09-27 |
| 37 | Valid sales of new construction (homes built no more than 10 years before the sale) | Allegheny County Department of Real Estate sales; Office of Property Assessments (year built, living area) | sales through 2026-06-29 |
| 38 | Bank Prime Loan Rate (DPRIME) | Board of Governors of the Federal Reserve System, via FRED | observation 2026-09-21 |
| 39 | Residential building permit base fee: $6.00 per $1,000 of construction value | City of Pittsburgh Permits, Licenses and Inspections (reported) | effective 2026-01-01 |
| 40 | Real estate millage rates (county, municipality, school district) | Allegheny County Treasurer | tax year 2026 |
| 41 | Recent Allegheny County housing project costs (total development cost per home) | WESA; NEXTpittsburgh; PublicSource (news reports) | as reported, 2025–2026 |
| 42 | Cost of Constructing a Home 2024 | National Association of Home Builders | 2024 |
| 43 | Realty transfer tax rates | PA Department of Revenue; local taxing bodies | vintage not recorded in our database |
| 44 | Qualified Census Tracts and Difficult Development Areas; Opportunity Zones | HUD; CDFI Fund | vintage not recorded in our database |
Study generated September 27, 2026. Results can change when any source is updated.
| Construction cost (hard costs) | construction cost before site lines + hard site lines |
| Soft costs before site lines | soft-cost share × hard costs |
| Geotechnical report and tap fees | no lines apply (none entered) |
| Soft costs (design, engineering, permits, fees) | soft costs before site lines + soft site lines |
| Contingency (buffer for surprises) | contingency share × hard costs |
| Cost before financing and holding | land + hard + soft + contingency |
| Holding costs while approving and building | monthly holding cost × months from purchase to finished building |
| Construction loan | loan-to-cost × cost before financing and holding |
| Interest paid while building (construction loan interest) | loan × average share drawn × annual rate × construction months ÷ 12 |
| Financing and holding costs | construction interest + lender fees + holding costs |
| Total development cost (TDC) | land + hard + soft + financing + contingency |
| One-time money to buy and build (CAPEX) | land + hard + soft + financing + contingency (equals TDC) |
| Cost per home (TDC per unit) | TDC ÷ units |
| Cost per square foot (TDC per sq ft) | TDC ÷ gross sq ft |
| Grants and subsidy | no grants (none entered) |
| Gross sales revenue | Σ units × sale price |
| Selling costs | gross sales × selling-cost share |
| Sales after selling costs | gross sales − selling costs |
| Profit | gross sales − selling costs − TDC |
| Profit as a share of cost (profit margin) | profit ÷ TDC |
| Loan as a share of total cost (LTC) | loan ÷ TDC |
| Cash the developer puts in (equity required) | TDC − loan − grants and subsidy |
| Today's value of the project, no loan (unlevered NPV) | Σ monthly cash flow ÷ (1 + monthly rate)^month, monthly rate = (1 + annual discount rate)^(1/12) − 1 |
| Return per year, no loan (unlevered IRR) | monthly rate where NPV = 0 (Newton, bisection fallback), annualized: (1 + monthly)^12 − 1 |
| Today's value of your cash (levered NPV) | Σ monthly cash flow ÷ (1 + monthly rate)^month, monthly rate = (1 + annual discount rate)^(1/12) − 1 |
| Return per year on your cash (levered IRR) | monthly rate where NPV = 0 (Newton, bisection fallback), annualized: (1 + monthly)^12 − 1 |
| Total cash back ÷ cash in (equity multiple) | sum of positive cash flows ÷ sum of negative cash flows |
| Years until your cash comes back (payback period) | first month cumulative cash flow ≥ 0, ÷ 12 |
| Project cash flows without a loan (unlevered) | month 0 land; holding spread over approval + construction; hard + soft + contingency spread over construction; then sales after selling costs spread evenly over the sales months |
| Developer cash flows with the construction loan (levered) | month 0 equity in; then (sales after selling costs − construction loan repayment) spread evenly over the sales months |
| Rent if every unit is leased, yearly (GPR) | Σ units × monthly rent × 12 |
| Rent you won't collect (vacancy and credit loss) | GPR × vacancy share |
| Realistic yearly income (EGI) | GPR − vacancy and credit loss + other income |
| Property taxes, yearly | assessed value × total millage ÷ 1,000 |
| Insurance, yearly (incl. flood and mine subsidence) | property insurance + flood insurance + mine subsidence insurance |
| Property management fee, yearly | management share × effective gross income |
| Vacancy reserve | no lines apply (none entered) |
| Yearly operating costs (OPEX) | taxes + insurance + maintenance + management + owner utilities + replacement reserves + vacancy reserve |
| Income after running costs (NOI) | EGI − OPEX |
| Value once leased (stabilized value) | NOI ÷ market cap rate |
| Return on what you spent (yield on cost, YOC) | NOI ÷ TDC |
| Profit margin in yield terms (development spread) | yield on cost − market cap rate |
| Permanent loan | loan amount (entered) OR loan-to-value × stabilized value |
| Loan as a share of finished value (LTV) | loan ÷ value |
| Monthly loan payment | loan × (rate ÷ 12) ÷ (1 − (1 + rate ÷ 12)^−(years × 12)) |
| Yearly loan payments (debt service) | monthly payment × 12 |
| Can the income pay the loan? (DSCR) | NOI ÷ annual debt service |
| Income in the year after sale (forward NOI) | NOI × (1 + yearly NOI growth)^hold years |
| Sale price at exit | forward NOI ÷ exit cap rate |
| Selling costs at exit | sale price × selling-cost share |
| Sale proceeds after selling costs | sale price − selling costs |
| Loan still owed at sale | P(1 + i)^k − payment × ((1 + i)^k − 1) ÷ i, i = rate ÷ 12, k = hold years × 12 |
| Yearly cash profit ÷ cash invested (cash-on-cash return) | (NOI − annual debt service) ÷ equity |
| Developer cash flows with the loans (levered) | month 0 equity in; at completion the permanent loan repays the construction loan (difference to/from equity); then NOI ÷ 12 − loan payment each month; sale proceeds − loan balance in the last month |
Returns are computed from monthly cash flows; a yearly rate = (1 + monthly rate)^12 − 1. Property tax = assessed value × mills ÷ 1,000. Mine subsidence insurance = $3.75 + $0.25 per $1,000 of coverage[45].
| Water and sewer laterals (excavation, street opening, restoration) | $10,000 per house | $5,000–$15,000 | Assumption; confirm with a contractor — COST-MODEL-LOCKED §B. Separate from the utility permit and connection fees.[1] |
| Architecture and design (sealed plans) | 4% of hard cost, at least $8,000 | 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).[1] |
| City of Pittsburgh building permit (PLI 2026 fee schedule) | $6 per $1,000 of value + fees ($4,163) | — | 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).[1] |
| Structural engineer | not needed (slope under the building footprint over 15%, or a steep site) | $5,000–$15,000 | Assumption, edit me (Thompson Communities) — Slope under the building footprint over 15%, or a steep site[1] |
| Civil / grading and stormwater plan | not needed (disturbed area about 3,427 sq ft) | $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[1] |
| Boundary and topographic survey | $2,500 | $1,500–$5,000 | Assumption, edit me (local builder's actual cost; Thompson Communities)[1] |
| Builder's risk and liability insurance | 1.5% of hard cost | 1%–2% | Assumption, edit me[1] |
| Title, legal and closing on the land purchase | 1.5% of the land price | 1%–2% | Assumption, edit me[1] |
| Structural, civil, survey, insurance, title and closing | 2.03% | — | Assumption, edit me — survey $2,500 + builder's risk and liability 1.5% ($7,545) + title and closing 1.5% of land ($180)[1] |
| General contractor fee (only when trade-level costs are entered) | not applied | 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%).[1] |
| Contingency (new build) | 10% | — | Incline Homes (10%)[1] |
| Months to approval | 4 | — | Ease Score months to a permit[4] |
| Months to build | 10 | — | Assumption, edit me (Incline Homes: 6–9 months standard, 9–12+ larger)[1] |
| Property taxes while holding, monthly | $486 | — | 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[15] |
| Construction loan rate (interest-only on the drawn balance) | 7.75% | 7.25%–8.75% | Assumption, edit me: prime 6.75% + 1.0 — Prime rate 6.75% (unchanged since December 2025) + 0.5–2.0 points for a construction loan; default 7.75%. Latest prime in our data: 7% on 2026-09-21.[1] |
| Construction loan as a share of cost (LTC) | 80% | — | Assumption — editable[1] |
| Average share of the loan drawn while building | 55% | — | Assumption — editable — Average balance drawn over the build (COST-MODEL-LOCKED §E).[1] |
| Lender fees as a share of the loan | 1% | — | Assumption — editable[1] |
| Sale price per finished sq ft | $252/SF | — | Allegheny County sales (valid new-construction comps) — Median of 12 new-construction sales within 2 mi (2023-12-13 to 2026-06-29)[37] |
| Sales commissions (excluded: cost-to-build basis) | 0% | — | Assumption — editable — Sales commissions are excluded; add them if you sell through a broker.[1] |
| 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.[1] |
| Months to sell after completion | 3 | — | Assumption — editable[1] |
| 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[1] |
| Monthly rent per home | $1,750 | — | HUD Small Area Fair Market Rent FY2026, ZIP 15212 (benchmark, not listings) — 3-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15212 (benchmark, not listings)[34] |
Not set yet (no default, so never counted): market cap rate, discount rate, hold period and exit cap rate (rental returns), permanent loan terms, minimum debt coverage. Items that apply but have no local cost are listed in Section 7 as not included.
| Tier | What it means | Range | Default | Published retail (cross-check) |
|---|---|---|---|---|
| Basic / builder-grade | Stock plans, builder-grade finishes | $150–$170 | $160 | $178–$200 |
| Standard infill (used) | Clean modern finishes, efficient plan (default) | $165–$210 | $190 | $200–$250 |
| Mid-range | Upgraded finishes, some custom millwork | $210–$270 | $240 | $250–$325 |
| High-end | Architect-designed, premium materials | $270–$375 | $320 | $325–$450 |
| Custom / luxury | Fully bespoke; the top of the range is open-ended | $375–$470+ | $420 | $450–$565+ |
Site adders on top of the tier (slope measured under the building footprint): moderate slope (over 15%) +$20 per sq ft of building footprint (range $10–$35); steep slope or stepped foundation +$45 per sq ft of footprint (range $30–$70) plus retaining walls $15,000 per building, all “Assumption, edit me”; mine grouting $40,000 (range $30,000–$50,000), “Local project data (owner-provided)”; geotechnical report, demolition and dumpsters: awaiting local cost data[1].
| 68 |
| Some barriers |
| Townhouse row | 93 | Few barriers |
| Accessory dwelling unit (ADU) | n/a | Not applicable |
| Rehab of the existing building | n/a | Not applicable |
| Policy change | Score change | Homes change | Note |
|---|---|---|---|
| Attached housing by right | +2 | 0 | |
| Parking minimum removed | 0 | 0 | |
| Minimum lot size removed | 0 | 0 | |
| Contextual front setback applied | 0 | -2 |
21 of the cited sources do not yet have a data date recorded in our database (see Appendix A).
No number in this study comes from an AI model. All numbers are computed by deterministic code from the cited data. The plain-English sentences in this version are written from fixed templates. The EaseScore.AI product was built with the help of AI coding tools, disclosed in the project README.
No personal information (owner names or contact details) is used or shown.
