2118 Tustin St · Parcel 0011K00217000000 — EaseScore.AI

Municipality

2118 Tustin St

Parcel ID 0011K00217000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Bluff · Zoning UPR-B← New search

Illustrative 3D map, not a photo

Site layout · lot and setbacks

Some barriersEase Score · 3–4 units

No building fits the lot's size and setbacks.

New-home prices nearby: Moderate7 sales, $221/sq ft

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

Lot size

1,022 sq ft

0.02 acre

Average slope

10%

0% over 25%

Hazards

Combined sewer

in our data

Zoning

UPR-B

Pittsburgh

Existing building: Single family, built 1900, 1,464 sq ft, condition poor (County assessment)

Best option: New single-family · 1 home (allowed by right), can't tell yet: demolition not priced (showing 3-4 unit building)

Review requiredLot too small for this building type. After setbacks, no building of this type fits, even with reduced setbacks.

Feasibility study

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

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)
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).
ⓘ 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); Allegheny County slope-movement inventory (Pomeroy, 1982)
POSSIBLE
Structural engineer (Structural engineer)
Depends on the design.
ASK
Accessibility design (Fair Housing Act / code) (Architect; reviewed at permit)
How many units?
Sources: 42 U.S.C. §3604(f)(3)(C); PA UCC / ICC A117.1; Project answers
ASK
Fire alarm / sprinkler design and permit (Fire protection engineer; PLI / fire marshal)
How many units?
Sources: Project answers
ASK
Utility upgrades (electric service, transformer) (Duquesne Light / utility)
How many units?
Sources: Project answers
NOT NEEDED
Mine subsidence investigation & insurance (Engineer; PA Mine Subsidence Insurance)
No mapped mine workings under the lot.
Sources: 52 P.S. §1406.1 et seq. (Bituminous Mine Subsidence and Land Conservation Act) — confirm; City of Pittsburgh Undermined Areas
NOT NEEDED
Retaining wall design (Structural/geotechnical engineer)
Lot is fairly flat.
Sources: IRC R404.4 (as adopted in PA UCC) — confirm; USGS 3DEP elevation (10 m)

Zoning

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

Permits

REQUIRED
Asbestos survey + Health Dept notification (Certified inspector; Allegheny County Health Dept)
Built in 1900; asbestos survey before demolition or renovation.
Sources: ACHD Article XXI; 40 CFR 61 Subpart M (NESHAP); Allegheny County Property Assessments
REQUIRED
Building permit (PLI (Pittsburgh) / municipal building official)
Construction work.
Sources: PA UCC (34 Pa. Code Ch. 403); Project answers
LIKELY
Electrical permit (PLI / inspection agency)
New or altered wiring.
Sources: Project answers
LIKELY
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
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
Erosion & sediment control plan (Allegheny County Conservation District; PA DEP)
Roughly how much ground will be disturbed (sq ft)?
Sources: 25 Pa. Code Ch. 102; Project answers
ASK
Sewage planning (new connections/lots) (Municipality / sewer authority; PA DEP)
How many units?
Sources: PA Sewage Facilities Act (Act 537), 35 P.S. §750.1 et seq.; 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

Can you build here?

The use is allowed, but no building of this type fits after setbacks; a variance could be explored, but it is not a clear path.

Does it pencil?

We can't tell yet: the cost and value estimate for this plan isn't available.

Partial estimate. Not included yet: demolition of the existing building.

What's in the way?

No building fits the lot's size and setback rules; a variance could be explored, but it is not a clear path.
Lot too small for this building type: a review is required.
A three-unit building is allowed by right in UPR-B (§911.02 Use Table); no building of this type fits the lot, even with reduced setbacks.

What next?

Before paying for any design, ask City Planning whether a variance or combining with a neighboring lot could make a building fit; as the lot stands, there is no clear path.
Get the geotechnical report from Geotechnical professional (signed, sealed, insured; PE not required in the City); reviewed by City Planning at site plan review and by PLI at permit.
Get the structural engineer from Structural engineer.

Red flags and review items, in full

lot too small for this building type. After setbacks, no building of this type fits, even with reduced setbacks.
1. Try a smaller building type or the existing building.
2. Ask about combining with an adjacent lot.
3. Confirm lot lines on a survey.

Time to a permit

1-3 months Estimate

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

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

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

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

Planning badge

Planning badge: shown for publicly owned land only.

What would unlock it

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

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

Note: No building of this type fits, even with reduced setbacks.

Scoring config v0.2.

All parcel facts (raw data, for checking)

{
  "site": {
    "sources": "County building footprints & centerlines; City centerlines (paper streets); county landslide inventory; USGS NHD; USFWS NWI; PA DEP Land Recycling; EPA ACRES",
    "building_count": 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": "0011K00217000000",
  "slope": {
    "cells": 0,
    "source": "USGS 3DEP elevation",
    "mean_pct": 11.9,
    "steep_share": 0,
    "resolution_m": 10
  },
  "tract": {
    "name": "103.02",
    "geoid": "42003010302",
    "acs_year": 2024,
    "population": 4754,
    "median_rent": 2042,
    "vacancy_rate": 30.15,
    "median_income": 61035,
    "rent_burden_30_pct": 61.95,
    "rent_burden_50_pct": 20.49
  },
  "zoning": {
    "code": "UPR-B",
    "type": "UPTOWN PUBLIC REALM DISTRICT B",
    "rules": {
      "notes": "Uses follow the LNC district (LNC column of §911.02 assumed) with listed changes. Minimum height is 20 ft; up to 70 ft with bonus. Front setback is 0 ft for the first 40 ft of height, then 10 ft. Rear is 20 ft, or 0 ft abutting a way, Tustin St or Watson St. Residential parking minimum is exempt (§914.04), with a 0.9 per unit maximum.",
      "max_far": null,
      "citation": "§908.04.D.2 (uses; site development standards table); §908.04.C (parking table; bonus height at C.4); §914.04",
      "two_unit": "P",
      "confidence": "partial",
      "multi_unit": "P",
      "three_unit": "P",
      "district_name": "Uptown Public Realm B (Residential Core)",
      "max_height_ft": 40,
      "parking_per_unit": 0,
      "min_lot_area_sqft": 0,
      "max_height_stories": null,
      "min_rear_setback_ft": 20,
      "min_side_setback_ft": 0,
      "max_lot_coverage_pct": null,
      "min_front_setback_ft": 0,
      "single_unit_detached": "P",
      "contextual_front_setback": null,
      "min_lot_area_per_unit_sqft": null
    },
    "source": "City of Pittsburgh Zoning Districts"
  },
  "context": {
    "sources": "County municipal boundaries; City neighborhoods & street trees; City-owned properties; County tax liens",
    "municipality": "PITTSBURGH",
    "neighborhood": "Bluff",
    "public_owner": null,
    "tax_delinquent": null,
    "delinquency_band": null,
    "street_trees_15m": 0
  },
  "hud_fmr": {
    "br0": 1060,
    "br1": 1140,
    "br2": 1380,
    "br3": 1760,
    "br4": 1900,
    "zip": "15219",
    "year": 2026,
    "level": "small area (ZIP)",
    "source": "HUD Fair Market Rents"
  },
  "permits": {
    "recent": [],
    "count_5y": 0
  },
  "schools": {
    "district": "City of Pittsburgh",
    "pps_high": "U Prep",
    "pps_middle": "U PREP 6-8",
    "district_match": true,
    "pps_elementary": "Weil PK-5",
    "district_assessment": "Pittsburgh",
    "near_district_line_m": null
  },
  "transit": {
    "source": "Pittsburgh Regional Transit GTFS (weekday 7-9am)",
    "nearest_any_stop_m": 67,
    "frequent_stops_800m": 19,
    "nearest_frequent_stop_m": 67
  },
  "centroid": {
    "lat": 40.436645,
    "lon": -79.975173
  },
  "overlays": [
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "M-19"
      },
      "label": "M-19",
      "layer": "combined_sewer",
      "share": 1
    },
    {
      "attrs": {
        "reduction": "100% reduction for all uses"
      },
      "label": "Uptown Public Realm District",
      "layer": "parking_reduction_pgh",
      "share": 1
    },
    {
      "attrs": null,
      "label": "Uptown IPOD",
      "layer": "uptown_ipod_pgh",
      "share": 1
    },
    {
      "attrs": {
        "code": "RCO - Hill CDC, Hill DCG & Hill DC & Uptown Partners of Pgh - 100% Parking Reduction for all uses",
        "criteria": "RCO - Hill CDC, Hill DCG & Hill DC & Uptown Partners of Pgh - 100% reduction for all uses"
      },
      "label": "RCO - Hill CDC, Hill DCG & Hill DC & Uptown Partners of Pgh - 100% Parking Reduction for all uses",
      "layer": "zoning_overlay_pgh",
      "share": 1
    }
  ],
  "slope_1m": {
    "cells": 97,
    "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)",
    "max_pct": 13.2,
    "p95_pct": 12,
    "mean_pct": 10,
    "steep_25": false,
    "resolution_m": 1,
    "share_over_15": 0,
    "share_over_25": 0,
    "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": "SINGLE FAMILY",
    "as_of": "2026-09-01",
    "class": "RESIDENTIAL",
    "source": "Allegheny County Property Assessments",
    "address": "2118 TUSTIN ST",
    "stories": 2,
    "fmv_land": 2500,
    "municode": "104",
    "abatement": false,
    "condition": "POOR",
    "fmv_total": 15000,
    "homestead": null,
    "owner_type": "CORPORATION",
    "year_built": 1900,
    "fmv_building": 12500,
    "municipality": "4th Ward - PITTSBURGH",
    "is_pittsburgh": true,
    "lot_area_sqft": 1228,
    "last_sale_date": "2018-06-27",
    "last_sale_price": 65000,
    "living_area_sqft": 1464
  },
  "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": null,
    "flooding_311_5y_tract": null,
    "tract_nfip_claims_10y": null,
    "tract_nfip_median_premium": null
  },
  "street_frontage": "street",
  "flood_1pct_share": 0,
  "lot_area_sqft_gis": 1022,
  "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": false
  },
  "env_sites_within_500ft": 0,
  "building_footprint_sqft": 987,
  "landslides_within_300ft": 1,
  "red_bed_landslides_300ft": 1,
  "streams_or_wetlands_within_100ft": false
}

Land price	$4,000range $1,000–$14,000	Allegheny County vacant-land sales — Vacant-land sales in the City of Pittsburgh (372 sales, 2019-01 to 2026-08): median $4.19 per sq ft of lot × 1,022 sq ft = $4,282; range = middle half of the sales ($0.97–$13.98/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.
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.
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 ($1,204)	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	not needed (slope under the building footprint over 15%, or a steep site)range $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 0 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	86.83%	Assumption, edit me — survey $2,500 + builder's risk and liability 1.5% ($45) + title and closing 1.5% of land ($60)
General contractor fee (only when trade-level costs are entered)	not appliedrange 12%–18%	Assumption — editable — Not applied. The tiers are the cost to build and exclude builder fees and general contractor markup; if you hire a builder, add their fee (often 15–25%).
Contingency (new build)	10%	Incline Homes (10%)
Months to approval	2	Ease Score months to a permit
Months to build	10	Assumption, edit me (Incline Homes: 6–9 months standard, 9–12+ larger)
Property taxes while holding, monthly	$34	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	$221/SF	Allegheny County sales (valid new-construction comps) — Median of 7 new-construction sales within 3 mi (2024-11-26 to 2025-12-29)
Sales commissions (excluded: cost-to-build basis)	0%	Assumption — editable — Sales commissions are excluded; add them if you sell through a broker.
Seller's share of the realty transfer tax	2.5% (half of 5%)	Realty transfer tax: City of Pittsburgh 5% total (1% state + 3% City + 1% school); City in Baldwin-Whitehall SD 4.5%; elsewhere the parcel's municipal rate (2% when not loaded) — Pennsylvania custom splits the transfer tax evenly; the rate comes from our transfer tax data.
Months to sell after completion	3	Assumption — editable
Bedrooms per home (rent)	2	Assumption, edit me — Default mix by option: single-family, duplex and townhouse 3 bedrooms; 3–4 unit building 2; ADU 1
Monthly rent per home	$1,400	HUD Small Area Fair Market Rent FY2026, ZIP 15219 (benchmark, not listings) — 2-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15219 (benchmark, not listings)
Vacancy and credit loss	5%	Assumption — editable
Property management fee (share of collected rent)	8%	Assumption — editable
Maintenance and repairs per home, yearly	$1,000	Assumption — editable
Property insurance per home, yearly	$1,200	Assumption — editable — Replace with an insurer's quote.
Replacement reserves per home, yearly	$300	Assumption — editable
Utilities paid by the owner per home, yearly	$0	Assumption — editable — Tenants pay utilities in separately metered homes.
Property tax rate	27.307 mills	Allegheny County Treasurer millage — After completion, the assessed value = the median ratio of County assessed value to sale price for recently completed new homes × the finished value; the County sets the real figure.

2118 Tustin 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 · 3-4 unit building

Best options and street precedent

Highest and best use (screening)

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Red flags and review items, in full

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?

Red flags and review items, in full

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent