1 S 18th St · South Side Flats, PITTSBURGH · Parcel 0012C00002000000 · RIV-IMU zoning · 14,732 sq ft lot
By right, this lot allows a 4-unit building, and it earns about a 2% yield on cost on current rents; construction at about $190 per finished sq ft is the main cost.
Our site check found no larger option that zoning relief would allow.
Fewest barriers by the Ease Score: Duplex, 96 (Few barriers).
Preparing the full study (site, zoning, market, budget, returns, risks and appendices)…
Development Feasibility Study
1 S 18th St
South Side Flats, Pittsburgh, Pennsylvania
Parcel ID
0012C00002000000
Zoning
RIV-IMU — Riverfront Industrial Mixed Use
Date
September 27, 2026
Scenario studied
Townhouse row, 13 units, 3 stories, new construction, for sale
Lot
14,732 sq ft
Lot plan with the buildable area and the studied footprint. The true-scale site plan is sheet EA-101 in Section 3.
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 you rented instead… about $233,600 a year after running costs (NOI), 7.3% yield on cost; a local cap rate is needed to value it. Details in Sections 8 and 9.[1, 2]
Decision box: what can you pay for the land, and what must it sell for?
At $306/sf the project earns 22.4% on cost (15.0% after about $238,000 of loan interest between completion and the last sale, which the budget leaves out), at or above the 15% target. It keeps the target down to about $288/sf, with $207,000 of cost headroom, or a land price up to $212,000.[1, 2]
Target developer profit (share of total development cost)
15%
22.4% 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 $2,307,000 and the equity needed about $903,000. 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).
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].
Table 6. The studied scenario
Strategy
Best fit found by QuickFit
Building type
Townhouse row
Homes (units)
13
Unit size on the ground
16 ft wide × 30 ft deep
Stories / height
3 stories, about 35 ft
Floor area
18,720 sq ft gross; 13,150 sq ft livable (net)
Parking
Tuck-under garage: 13 spaces (7 required)
Lot split
Needed: each townhouse sits on its own new lot
Lot coverage
42%
Zoning status
Not permitted
What limits it
The lot's width is the limit on this townhouse row..
Sale or rent
Built to sell
Affordable mode
Off
Changed from defaults
Nothing: all defaults
Solver warnings for this scheme
13 tuck-under garages at street level; 13 driveways straight from the curb.
Other building types that fit
Table 7. Best scheme for each building type[6]
Building type
Homes
Gross sq ft
Stories
Parking
Zoning
Limited by
Duplex
2
4,104
3
1 garage
By right
Zoning isn't what limits this duplex: it's sized as a typical home and the lot has room to spare.
3–4 unit building
4
12,000
5
2 garage
By right
The lot's width is the limit on this 3–4 unit building.
3Site analysis
3.1 Location and neighborhood
1 S 18th St is in South Side Flats, 16th Ward - Pittsburgh[15, 16]. In its census tract (1609), the median household income is $72,953, the median rent is $1,672 a month, and 10.5% of homes are vacant; 48.8% of renters spend more than 30% of income on rent[17]. The Registered Community Organization here is South Side Community Council - Riverfront Height - 90 Max Height Allowed[18].
3.2 Lot size and shape
The county lists the lot at 15,550 sq ft[15]; the GIS outline measures 14,732 sq ft[3]. It has 8 sides, with 164 ft and 59 ft and 86 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.
3.3 Terrain
From 1-meter lidar, the lot’s average slope is 4.6%, and the steepest 5% of it is over 15%[19]. 1% 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%.
Figure 1. Share of the lot in each slope class (1,363 one-meter cells)[19].
A contour map can be added with the app’s “Capture view” (terrain mode).
4Zoning and approvals
The lot is zoned RIV-IMU (Riverfront Industrial Mixed Use)[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.
Table 10. Allowed uses in RIV-IMU
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)
P
Allowed by right
Three homes (three-unit)
P
Allowed by right
Four or more (multi-unit)
P
Allowed by right
Table 11. Dimensional rules: required vs. the studied scheme[9, 6]
Rule
Required
Scheme
Meets?
Maximum height
60 ft
35 ft
Yes
Parking
0.5 per home (7 total)
13
Yes
Highest and best use (screening): what works best on this lot (ease and money kept separate; the easiest option that pencils first)
#
Option
Ease Score
Zoning path
Pencils?
1
Duplex · Needs subsidy or lower costs
96 (Few barriers)
Allowed
Doesn't pencil
2
3–4 units
94 (Few barriers)
Allowed
Can't tell yet
3
Townhouse row
93 (Few barriers)
Zoning not in our data: confirm with the municipality
5Process and timeline
Our requirements engine checks 71 possible steps against this lot and project[10]: 16 required, 13 likely, 16 possible, 6 ask, 20 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.
Figure 3. Phases in order with the number of items in each[10]. Review times are not loaded yet, so no durations are drawn.
6Market analysis
Sales comparables
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 8 single family sales within 0.25 miles from 2023-02-25 to 2026-06-25. Median sale price $249,500; median $156 per sq ft of living area[13].
Search steps: 8 within 0.25 mi.
Comps search widened
No valid sales of "public park" property in the last 5 years; showing single-family sales as a reference.
Figure 4. Price per sq ft of the 8 nearest comparable sales by sale date; dashed line = median of all 8[13].
Table 20. Nearest comparable sales (up to 15 shown)[13]. On screen, addresses show the block only; the downloadable PDF lists full street addresses.
Address (block)
Sale date
Price
Living area
$ / sq ft
Distance
7Development budget
Costs use the EaseScore.AI cost assumptions cost-assumptions.v0.2[1]: Standard infill construction at $190 per finished sq ft[12], on 13,150 sq ft (site-fit layout (Townhouse row): 18,720 sq ft gross, 13,150 sq ft finished (livable), 1,012 sq ft per home[6]). Every line shows its source label; every value can be changed on the parcel page.
Table 24. Development budget (CAPEX)
Line
Amount
Basis and source
Land
Land (purchase price)
$10,000
Public land: price set by the agency. Likely from agency sales of vacant lots in 27 areas of the same market tier as South Side Flats (204 sales, 2019-04 to 2026-05): median $0.68 per sq ft × 14,732 sq ft = $10,018; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in 32 areas of the same market tier as South Side Flats (227 sales, 2019-02 to 2026-08): median $7.53 per sq ft of lot × 14,732 sq ft = $110,932).. Public land: price set by the agency[15]
Hard costs
Construction (base, standard foundation)
$2,499,000
13,150 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)
$130,000
13 houses × $10,000. Assumption; confirm with a contractor[1]
Soft costs
Architecture and design
$105,000
4% of hard cost, at least $8,000. Assumption, edit me[1]
Contingency
Contingency (flat)
$263,000
10.0% of hard cost. Incline Homes (10%)[1]
Financing and holding
Construction loan interest
$105,000
loan × average share drawn × annual rate × construction months ÷ 12.
8Operations (if rented)
This section applies if the homes are rented. This study’s scenario is to sell; the rental view is shown for comparison.
Property taxes
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 $3,600[15], that is $3,600 ÷ 1,000 × 26.35 = $95 a year. A new building is reassessed higher; the estimate after completion is below.
Table 25. Tax rate by taxing body, tax year 2026[40]
Taxing body
Type
Mills
Allegheny County
county
6.43
City of Pittsburgh
municipality
9.67
Pittsburgh
school district
10.25
Total
26.35
Taxes after construction
Table 26. Property tax today and after completion[40, 15]
When
Assessed value
Mills
Tax a year
Today (current County assessment)
$3,600
27.307
$98
After completion (all 13 homes)
$2,019,000
27.307
$55,000
After completion, per home
$4,200
Millage: 2026 millage: City 9.67 + parks 0.50 + library 0.25 + Pittsburgh Public Schools 10.457 + Allegheny County 6.43. Assessment ratio: 50% (middle half 44%–61%), Completed projects: County assessed value ÷ first sale price, 38 new homes. Assessed value after completion is estimated from completed projects: 38 new homes in the City of Pittsburgh, attached (townhouse, rowhouse), built 2019–2024 and sold 2020-09 to 2026-07, were assessed at a median 50% of their sale price (middle half 44%–61%; County assessed value ÷ first sale price). 50% × $4,030,000 (estimated sale value from new-construction comps) = $2,019,030. Check only (not used): City building-permit values for 9 of these homes were a median 28% of the sale price. The County sets the real figure.
Tax abatements (for example LERTA) are not modeled; check eligibility with the City, County and school district.
Rent roll and operating costs
Table 27. Operating statement, from the finance engine
9Financing and returns
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.
Sources and uses
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.
Table 30. Sources and uses of funds
Uses
Amount
Share
Sources
Amount
Share
Land (purchase)
$10,000
0%
Construction loan
$2,461,157
77%
Hard costs (construction and site work)
$2,629,000
82%
Developer equity (cash in)
$748,843
23%
Soft costs (design, permits, legal, fees)
$174,000
5%
Contingency
$263,000
8%
Financing and holding (interest, lender fees, taxes while building)
$130,000
4%
Total uses
$3,210,000
100%
Total sources
$3,210,000
100%
10Affordable scenario
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.
Table 32. Maximum monthly rent by income level (percent of area median income, AMI), Allegheny County[7]
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
Rental funding gap: needs loan terms
The rental gap is the total development cost ($3,210,000, 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.
Tax abatement scenario (illustrative)
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].
Table 33. Effect of the abatement
Added assessed value (assumed)
11Sensitivity and scenarios
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]
Table 34. Sensitivity scenarios, not the estimate's range (built to sell)
Measure
Conservative
Base
Optimistic
Total development cost
$3,538,074
$3,206,087
$2,876,799
Profit
−$1,749
$723,163
$1,445,376
Profit margin
−0.0%
22.6%
50.2%
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 $2,740,000 to $3,770,000, profit margin −3.0% to 46.1% (likely 22.4%).
12Risks and mitigations
Red flags
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.
Review required
No review items found in our data.
Zoning permission
Townhouse Row: Not permitted
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].
Use variance or rezoning
Townhouse row 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.
Data gaps
Table 35. Missing inputs and what they affect
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.
13Conclusion and next steps
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.
What must be true for this to work
The needed approval is granted: use variance or rezoning.
A local contractor’s bid confirms the estimated cost in Section 7, including the items not included yet.
A survey confirms the lot lines, frontage and buildable area.
First three actions
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). 13-unit building falls under the IBC: a geotechnical investigation is required unless the building official waives it (IBC §1803.2).[10]
Variance (Zoning Board of Adjustment (hearing)). Use variance or rezoning: townhouse row is not permitted in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm)).[10]
This study rests on the assumptions and limits below. Read the results with them in mind.
What the analysis assumes
Public records are correct as published: lot lines, lot size, assessed values, zoning districts and overlays, and past Zoning Board decisions.
The building shape is a placeholder layout from our site-fit solver, not an architect’s design (Appendix C).
Costs, loan terms, selling costs, months to sell or lease, and the tax abatement are editable defaults, each with a source label (Appendix C).
Values come from recent recorded sales and rent indexes on the dates shown; markets change.
Zoning rules are read from a hand-transcribed table of the City code for RIV-IMU; the Zoning Administrator’s reading governs.
What was not inspected
No site visit, survey, title search, soil or geotechnical test, environmental assessment, or building inspection.
No check of utilities at the curb, easements, deed restrictions, or liens.
No appraisal and no contractor bid. No review of the seller’s price or terms.
No conversation with the City, the Zoning Board, neighbors or community groups.
Out of scope
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.
Data vintages
Table 36. Data sources cited in Sections 1–13 and their dates
Zoning Board of Adjustment and City Council zoning decisions
City of Pittsburgh (collected by EaseScore.AI)
decisions 2024-12-23 to 2026-08-28
6
QuickFit site-fit solver (EaseScore.AI engine)
EaseScore.AI
deterministic; same inputs give the same result
ASources and data dates
Numbered in the order first cited. “Vintage not recorded” means our database does not store the publisher’s data date yet.
[1] Cost assumptions cost-assumptions.v0.2 (EaseScore.AI). EaseScore.AI. effective 2026-09-27. Every default is editable and carries a source label: “Pittsburgh builder published ranges”, “Estimate — confirm with bids”, “Local project data (owner-provided)”, “Assumption — editable”. Full list in Appendix C.
[2] Finance module (EaseScore.AI engine). EaseScore.AI. deterministic. Holds no prices, costs or rates of its own: every input comes from the cost assumptions, the database or the user; missing inputs stay missing.
[3] Parcel boundaries (GIS). Allegheny County. vintage not recorded in our database. Lot outline, GIS lot area and the site plan (sheet EA-101).
[4] Ease Score (EaseScore.AI engine). EaseScore.AI. scoring config 0.2. Deterministic; weights and curves live in one versioned config file. Factor sources are listed in Appendix D.
[5] Zoning Board of Adjustment and City Council zoning decisions. City of Pittsburgh (collected by EaseScore.AI). decisions 2024-12-23 to 2026-08-28. Counts one row per requested item; granted = outcome "granted" or "partially granted"; denied = outcome "denied"; withdrawn, expired and pending items are not counted.
[6] QuickFit site-fit solver (EaseScore.AI engine). EaseScore.AI. deterministic; same inputs give the same result. Building sizes and story ranges are editable placeholders, not standards. See Appendix B.
[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. Sections used: §905.04.E.3 (height); §905.04.E.4.a (riparian buffer); §905.04.E.4.c (rear setback); §911.02 Use Table; §914.04 https://library.municode.com/pa/pittsburgh
[10] Requirements catalog and rules (EaseScore.AI engine). EaseScore.AI, from the Pittsburgh Code and agency handouts. catalog as of Sept. 2026. Each item cites its code section in Section 5.
BMethods and formulas
Site and data methods
Slope. Slope is computed for each 1 m lidar cell inside the lot; shares are the fraction of cells above 15%, 25% and 40%[19].
Overlays. A hazard or zoning overlay’s share is the part of the lot’s area inside it.
Street frontage. A lot fronts a street when an opened street centerline is within 20 m; front edges are the lot edges nearest that street[11].
Sales comps. Valid arm's-length sales only (county sale code 0), price ≥ $1,000, same property use, nearest first; comps list shows up to 25. The search widens by distance and years until at least 5 are found[13].
Zoning decision rates. Granted ÷ (granted + denied), shown only when at least 5 requests were decided; partial grants, withdrawals and pending items are left out[5].
Requirements. Each item is REQUIRED only when a cited law or rule requires it for this lot and project; otherwise it is Likely, Possible, Ask, or Not needed, with the reason shown[10].
Site-fit solver (QuickFit)
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].
Finance formulas
Table 37. Formulas used by the finance engine[2]
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
CAssumptions used
Every value the study used, and every value it still needs. “Placeholder” means an editable starting point, not a standard.
Table 38. Site-fit building sizes (placeholders)[6]
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).
Table 39. Pro forma inputs used (cost-assumptions.v0.2, effective 2026-09-27)
Input
Value used
Range
Source
Homes (units)
13
—
Site-fit scheme (QuickFit)[6]
Finished (livable) floor area
13,150 sq ft (1,012 per home)
—
Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)[6]
Land price
$10,000
$1,000–$111,000
Public land: price set by the agency — Public land: price set by the agency. Likely from agency sales of vacant lots in 27 areas of the same market tier as South Side Flats (204 sales, 2019-04 to 2026-05): median $0.68 per sq ft × 14,732 sq ft = $10,018; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in 32 areas of the same market tier as South Side Flats (227 sales, 2019-02 to 2026-08): median $7.53 per sq ft of lot × 14,732 sq ft = $110,932).[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
DEase Score breakdown
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 townhouse row: 70–95 (Few barriers)[4]. Factors with evidence carry 75% of the weight. Scoring config 0.2.
Table 41. Factors (score = weighted average of factors with evidence)
Factor
Weight
Sub-score
Evidence
In plain words
F1 · Zoning permission
25
—
missing
Permission for a single-unit attached home (rowhouse) in RIV-IMU is not in our rules table; check the §911.02 Use Table.
F2 · Terrain / buildable ground
20
99
complete
1% of the lot is steeper than 25%.
F3 · Geohazards
15
95
partial
Combined-sewer area (basement backup risk).
F4 · Access & infrastructure
15
90
partial
Fronts an opened street; water/sewer service not confirmed (scored as unknown); frequent transit 325 m away.
F5 · Approval burden & time
15
92
partial
1 approval step beyond a building permit (subdivision). Not known here: zoning approvals.
F6 · Lot & acquisition readiness
5
90
complete
Vacant lot; publicly owned (City of Pittsburgh; city / land bank path).
F7 · Market activity
5
73
complete
138 valid sales and 112 completed building permits within 1/2 mile in 3 years: busier than 73% of City parcels.
Table 42. Score by building strategy
Strategy
Score
Band
New single-family house
70
Some barriers
Duplex
96
Few barriers
3-4 unit building
ELimitations
What this study is and is not
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.
Who this helps and who it could hurt
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:
Buying on an estimate. A lot that “fits” here may not fit after a survey or engineer looks. Scores and costs show ranges, each number cites its source, and this study lists its data gaps.
Targeting owners behind on taxes. No owner names are stored or shown. Tax-delinquency filters and labels apply to publicly owned land only; a private owner’s tax status is never shown or exported. There is no “motivated seller” feature.
Displacement where rents are rising. The Policy and Nonprofit seats show rent burden as context. It is never used to compute the Ease Score.
Thin data. Areas with less data get wider ranges or a “Preliminary — insufficient evidence” score instead of one number, which can steer attention by data quality rather than need.
Older homes. Buildings that would not meet today’s code point to the rule, not the house. This study does not rule on whether any home is legal to keep.
More at easescore.ai/limitations#who-it-helps.
What the tool can get wrong
GIS lot lines, street frontage and building footprints can be off by several feet, which matters on small lots.
The site-fit solver uses rectangular footprints and placeholder sizes, and does not yet remove steep ground from the buildable area.
Zoning rules were transcribed by hand; overlays, compatibility standards and some exceptions are not modeled.
Mine maps are incomplete; the absence of a mapped mine does not prove there is none.
Rents are asking rents, property taxes after building are estimates (the County sets them), and permit times are City targets, not guaranteed.
Sales comps are mostly older homes, so they are a reference for new construction, not a price.
Past zoning decisions describe history, not the outcome of any future case.
Data gaps for this parcel
Local bids: Construction costs are published builder ranges and editable estimates, not quotes for this lot.
City review times: The timeline shows the order of steps but not their length.
Rents rely on a ZIP-level index and HUD Fair Market Rents only.
FGlossary
AMI (area median income)
The middle household income for the region. Affordable rents are set as a percent of it.
By right
Allowed without a public hearing, as long as the project meets the written rules.
CAPEX
The one-time money to buy the land and build.
Cap rate
A property’s yearly net income divided by its value. Buyers use it to price rentals.
Combined sewer
Old pipes that carry both rainwater and sewage. In heavy rain they can back up.
Comps (comparable sales)
Recent sales of similar nearby homes, used as a price reference.
Conditional use
A use that needs Planning Commission review and City Council approval.
Contingency
Money set aside for surprises during construction.
DSCR (debt service coverage ratio)
Yearly net income divided by yearly loan payments. Lenders want it above about 1.2.
Equity
The cash the owner puts in, as opposed to the loan.
FAR (floor area ratio)
Total floor area divided by lot area.
Floodway
The channel of a river or stream and the land next to it that must stay open to carry floodwater.
Geotechnical report
An engineer’s study of the soil and rock, used to design foundations and walls.
Hard costs
The cost of physical construction: labor and materials.
IRR (internal rate of return)
The yearly return a project earns over its life, counting when money goes in and comes out.
LIHTC
Low-Income Housing Tax Credits: federal credits that raise equity for affordable housing.
Mill (millage)
Property tax rate: one mill is $1 of tax per $1,000 of assessed value.
NOI (net operating income)
Rent collected minus the costs of running the building, before loan payments.
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.
$3,929,000
Less total development cost (land, hard, soft, contingency, financing and holding; Section 7)
−$3,210,000
Developer profit (before loan interest after completion)
$719,000
Profit on cost · profit on revenue
22.4% · 17.8%
Less loan interest from completion to the last sale (not in the budget; closing schedule in Section 6)
−$238,000
Profit after that interest · on cost
$481,000 · 15.0%
Unlevered profit (before loan interest and lender fees of $130,000)
$849,000 (26.4%)
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.
Table 3. Break-evens and residual land value at a 15% target[2]
Measure
Per home
Per sq ft
Total
Sale price needed for the 15% target
$291,000
$288/sf
$3,786,000
Sale price for zero profit
$253,000
$250/sf
$3,292,000
Cost headroom above the target
$207,000
Residual land value (maximum land price that hits the target)
$212,000
Land price used in the budget (Public land: price set by the agency; agency and private vacant-land sales, 2019-02 to 2026-08)
$10,000
Residual land value: $4,030,000 sellout − $101,000 selling/closing − $3,204,589 hard, soft, contingency and financing − $512,478 target profit (15% of cost) = $211,933. Each $1 of land adds about $1.042 of cost, because the construction loan, its interest and its fee are a share of cost.
This study looks at building townhouse row, 13 units, 3 stories, new construction on the 14,732 sq ft[3] lot at 1 S 18th St in South Side Flats.
In two sentences
By right, this lot allows a 4-unit building, and it earns about a 2% yield on cost on current rents; construction at about $190 per finished sq ft is the main cost. Our site check found no larger option that zoning relief would allow.[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.
Product types compared
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.
Table 4. By-right best vs. with-approval best vs. affordable
Measure
Best by right
Best with approval
Affordable (60% AMI rental)
Building
3-4 unit building
No larger option found
A 4-unit building, rented at $1,491 a month (2 BR limit, 2026)
Homes
4
—
4
Zoning path
Allowed by right
—
Allowed by right
Past decisions
Not needed
—
—
Total development cost
$2,180,000
—
$2,180,000
Value or income
$40,800 a year after running costs
—
$27,568 a year after running costs
Profit or gap
1.9% yield on cost
—
1.3% yield on cost
Margin or yield
1.9% a year
—
1.3% a year
Pencils?
Unlevered yield shown; a local cap rate is needed to value it
Not computed
Unlevered yield shown; a local cap rate is needed to value it
Is the use permitted?
No. Townhouse row is not permitted under RIV-IMU zoning; it would need a use variance or a rezoning.[8, 9]
Does the studied layout fit?
Yes. The studied layout (a row of 13 townhouses) fits the setbacks, height, lot-size and parking rules.[6]
It would need the lot split into one lot per home.
What approval is needed?
A use variance or rezoning, decided at a Zoning Board of Adjustment hearing.[9]
Does it pencil?
Yes: it costs about $3,210,000 and would net about $3,930,000 after selling costs, a $719,000 profit (22.4%) before about $238,000 of loan interest between completion and the last sale ($481,000 after it).[1, 2]
Cost: land $10,000 + construction $2,499,000 + water and sewer laterals $130,000 + design and engineering $105,000 + contingency $263,000 + loan interest $105,000 + closing, permit and carrying costs $94,000 = $3,210,000 total.
Value: $304/SF × 1,012 sq ft = $307,513 per home, rounded to $310,000; × 13 homes = $4,030,000 in sales.
Profit: $4,030,000 sales − $3,210,000 total cost − $101,000 selling costs = $719,000 profit (22.4% of cost).
What’s in the way?
Use variance or rezoning. Townhouse row is not permitted in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm)).[9]
The layout is small next to new homes that sold nearby. The layout is small next to new homes that sold nearby, so the sale value is uncertain.[1]
What next?
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). 13-unit building falls under the IBC: a geotechnical investigation is required unless the building official waives it (IBC §1803.2).[10]
Variance (Zoning Board of Adjustment (hearing)). Use variance or rezoning: townhouse row is not permitted in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm)).[10]
Routine transaction and permit items are in the full checklist (Section 5).
Ease Score · Townhouse row
70–95 · Few barriers[4]
Barriers to getting housing built here, 0–100 (higher = fewer barriers) · config 0.2 · Measures barriers to building, not whether it's a good investment.
Pencils?
Pencils · 22.4%[1]
Profit ÷ total cost. Pencils = meets the target profit margin at default assumptions (15% of cost). Shown separately from the Ease Score.
Months to permit
about 3[4]
Building-permit review only; zoning, site-plan, geotech, PWSA and DOMI steps not included. Estimate from typical approval steps, not permit records
How confident is each part?
Table 5. Confidence grades, by fixed rules (printed below)
Part
Grade
Why, for this parcel
Zoning
High
RIV-IMU 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
7 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
Zoning. High: City of Pittsburgh parcel whose zoning rules are transcribed from the Zoning Code and cited. Moderate: City parcel with a zoning code but no transcribed rules for it. Low: outside the City (the municipality's ordinance is not transcribed).
Site geometry. High: County parcel outline, 1 m lidar terrain and a site-fit building. Moderate: outline, but no lidar or no building placed. Low: no parcel outline.
Geotechnical. Low: landslide-prone overlay, undermined or mined-out ground, or a steep site (25% or more), with no geotechnical report on file. Moderate: none of these; screened from maps and lidar only, no borings. Never High without a report.
Construction cost. Moderate: cost model v0.2 (published local ranges, builder fee removed), backtested on 515 new County homes. Low: a cost item that applies is not included, or a hillside, landslide or mine site where site work is priced as allowances. Your input: you entered the construction cost.
Sale revenue. Moderate: 5 or more valid new-construction sales. Low: fewer than 5 (never filled in with older homes). Your input: you entered the sale price.
Financing. Placeholder: default loan terms (rate, loan-to-cost) and no lender quote. Your input: you entered the rate or loan-to-cost.
Schedule. Moderate: months to a permit from City permit records. Low: estimated from typical approval steps or a fallback assumption (outside the City, or no permit records). Your input: you entered the months.
Overall. Always Preliminary: a screening study from public data, not an appraisal, survey, geotechnical report or bid.
Assumptions that matter most
The building shape comes from our site-fit solver using editable placeholder sizes (Appendix C), not an architect’s design[6].
Lot lines and street frontage come from county GIS, not a survey[3, 11].
Construction is priced at $190 per finished sq ft (Standard infill), from published Pittsburgh builder ranges[12]; site adders, soft costs, contingency and loan terms are editable defaults, each with a source label (Appendix C)[1]. Items with no local cost yet are listed as not included, never counted as zero.
Market values are references from past sales and rent indexes, not a price opinion[13, 14].
3.4 Hazards
Table 8. Hazards checked
Hazard
What our data shows
Landslide-prone (City overlay)
Not in the overlay[20]. Mapped slope-movement areas (1982 inventory) within 300 ft: 0[21]
Undermined / mines
Not in the City’s undermined overlay[22]. Mine subsidence insurance risk: not mapped; nearest mapped mined-out area not found; mine map sheet WPA_Pittsburgh_Sht_1_PGH[23]. 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 67% of the lot[24]. In this census tract: 153 flood insurance policies and 0 claims in 10 years, median premium $921[25]; 69 flooding complaints to 311 in 5 years[26].
Sewer backup
In a combined sewer area (storm and sewage share pipes), where basement backups are more common in heavy rain[27].
Contamination
0 cleanup records on the lot and 0 within 50 ft[28]; 0 within 500 ft[28].
Streams and wetlands
None within 100 ft[29].
3.5 Access, utilities, transit and schools
Table 9. Access and services
Street access
Fronts an opened street[11]
Water and sewer
Assumed Pittsburgh Water (PWSA); confirm with an availability letter. Combined sewer area. At sale: conditional: PWSA dye test before sale only in separate sanitary sewer areas (Evidence of Compliance application decides); valid 3 yrs; no CCTV.[30]
Transit
Nearest stop 320 m; nearest frequent stop 325 m; 28 frequent stops within 800 m (about half a mile)[31]
Schools
City of Pittsburgh school district; Pittsburgh Public Schools feeder: Phillips K-5 (elementary), South Hills 6-8 (middle), Brashear (high)[32]
Street trees within 15 m
0[16]
Figure 2. Site plan, sheet EA-101 (screening drawing from public data, not a survey)[3, 9, 6, 33, 11, 19, 18]. Street curb, walk and right-of-way widths are typical-width assumptions, not surveyed.
Pencils
4
New single-family
70 (Some barriers)
Not allowed here: would need a rezoning or a use variance (hard to get)
Doesn't pencil
5
ADU (backyard unit)
—
No existing building on the lot.
—
6
Renovate existing
—
No existing building on the lot.
—
Street precedent
Birmingham Brg (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).
Approvals needed
Use variance or rezoning. Townhouse row is not permitted in this district. Decided by the Zoning Board of Adjustment (public hearing), or City Council for a rezoning. Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm). [9, 6]
Past zoning decisions in RIV-IMU districts
Table 12. Decided requests in RIV-IMU (granted or denied only)[5]
Kind of request
Decided
Granted
Denied
Grant rate
Years
Dimensional variance
8
6
2
75%
2025–2026
Use variance
3
3
0
Too few (<5)
2025–2026
Special exception
3
3
0
Too few (<5)
2026–2026
Conditional use
2
2
0
Too few (<5)
2024–2025
A rate is shown only when at least 5 requests were decided. Past results do not predict a single case.
What would unlock more homes
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].
Table 13. One rule relaxed at a time
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
Predicted time to a permit: about 2.7 months
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:
building permit: City target 21 calendar days per review round (City target, not measured)
subdivision: ~2 mo (heuristic)
Construction time is not estimated. Ask the City’s zoning and permit offices for current review times.
Pittsburgh-specific items for this lot
PossibleSewer lateral inspection / replacement at sale. 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[10]
RequiredGeotechnical report. 13-unit building falls under the IBC: a geotechnical investigation is required unless the building official waives it (IBC §1803.2).[10]
PossibleRegistered Community Organization meeting. Required only if the project needs a public hearing (variance, special exception, conditional use) and meets a size/type trigger. RCO here: South Side Community Council - Riverfront Height - 90 Max Height Allowed.[10]
LikelySewer/water tap-in & connection fees. New 13 unit(s) or connections: tap and capacity fees can run thousands per unit (authority tariff table loading).[10]
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: Combined-sewer area: heavy rain can back sewage into basements. These floods aren't on FEMA maps; a backwater valve is worth pricing.
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.
Design & engineering
Table 15. Design & engineering items[10]
Status
Item
Why
Rule
Required
Accessibility design (Fair Housing Act / code)
Architect; reviewed at permit
13 new units (Fair Housing Act covers buildings of 4+ units).
42 U.S.C. §3604(f)(3)(C); PA UCC / ICC A117.1
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
Required
Fire alarm / sprinkler design and permit
Fire protection engineer; PLI / fire marshal
13-unit building falls under the commercial building code.
—
Required
Geotechnical report
Geotechnical professional (signed, sealed, insured; PE not required in the City); reviewed by City Planning at site plan review and by PLI at permit
13-unit building falls under the IBC: a geotechnical investigation is required unless the building official waives it (IBC §1803.2).
1% 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.
Note: Report must be signed and sealed by a credentialed soil, civil, or geotechnical engineer or professional geologist, with liability insurance; it includes borings, a site plan with overlays and steep-slope contours, a grading plan, and recommendations. City Planning checks it at site plan review; PLI reviews it again at permit.
Required only if the project needs a public hearing (variance, special exception, conditional use) and meets a size/type trigger. RCO here: South Side Community Council - Riverfront Height - 90 Max Height Allowed.
Pittsburgh Code §178E.08(c)
Ask
Lot consolidation / subdivision / lot line adjustment
Planning Commission / municipality
Will you combine or split lots?
—
Required
Variance
Zoning Board of Adjustment (hearing)
Use variance or rezoning: townhouse row 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)
Not needed here: Certificate of Appropriateness (historic); Conditional use approval; Contextual setback determination; Historic review delays; Inclusionary zoning compliance; Special exception.
Permits
Table 17. Permits items[10]
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 14,732 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 13 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.
Construction
Table 18. Construction items[10]
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.
Closeout
Table 19. Closeout items[10]
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 × $3,600 assessed = about $95/yr. Every $100,000 of added assessed value adds about $2,635/yr.
—
Likely
As-built survey
Surveyor
New construction.
—
2100 block of Merriman Way
2024-02-20
$298,000
1,944
$153
0.12 mi
2100 block of Wharton St
2025-06-26
$279,900
1,299
$215
0.12 mi
1–99 block of S 22nd St
2024-08-14
$265,000
1,847
$143
0.14 mi
2300 block of Sidney St
2025-03-03
$455,000
2,420
$188
0.20 mi
1900 block of Wharton St
2024-05-03
$199,000
1,260
$158
0.23 mi
2000 block of Sidney St
2026-06-25
$214,000
2,062
$104
0.23 mi
1900 block of Wharton St
2023-02-25
$225,000
1,925
$117
0.24 mi
1–99 block of S 22nd St
2024-05-06
$234,000
1,296
$181
0.25 mi
Rents
The Zillow rent index for ZIP 15203 was $1,820 a month in 2026-08, up 2.2% from a year earlier ($1,781)[14]. This covers all home types in the ZIP, not new construction.
Table 22. Rent by bedroom count (monthly, rounded to $50)
Home
Likely
Range
Basis
HUD FMR
1 bedroom
$1,400
$1,250–$1,550
RentCast market statistics for ZIP 15203, retrieved 2026-09-27[35]
$1,530
2 bedrooms
$1,600
$1,400–$1,750
RentCast market statistics for ZIP 15203, retrieved 2026-09-27[35]
$1,850
3 bedrooms
$1,800
$1,600–$2,000
RentCast market statistics for ZIP 15203, retrieved 2026-09-27[35]
$2,370
Likely = RentCast's median asking rent for 1-bedroom listings in ZIP 15203. Listings ranged $900–2,225; average $1,406. 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 15203 (40 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.
Market activity
In the last 3 years within half a mile: 138 valid sales and 112 completed building permits. That is more activity than about 73% of City parcels in our fixed sample of 1,420[36].
Absorption and lease-up
Support from comps: 7 new-construction home sales within 1 mi over the last 3 years, about 2.3 a year[37]. Nearby valid sales of the comparable use: 8 within 0.25 mi over about 5.0 years, about 1.6 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. Fewer new homes sell nearby in a year (about 2.3) than this plan would add (13), so the selling time may be longer than assumed.
Unit-by-unit sellout
Table 23. Homes, sizes and projected prices from the QuickFit layout and new-construction comps[6, 37]
Home
Finished sq ft (approx.)
Bedrooms
Parking
Price (low–high)
Projected price
Closes (month after completion)
1
1,012
2
1
$265,000–$355,000
$310,000
3
2
1,012
2
1
$265,000–$355,000
$310,000
5
3
1,012
2
1
$265,000–$355,000
$310,000
7
4
1,012
2
1
$265,000–$355,000
$310,000
9
5
1,012
2
1
$265,000–$355,000
$310,000
11
6
1,012
2
1
$265,000–$355,000
$310,000
13
7
1,012
2
1
$265,000–$355,000
$310,000
15
8
1,012
2
1
$265,000–$355,000
$310,000
17
9
1,012
2
1
$265,000–$355,000
$310,000
19
10
1,012
2
1
$265,000–$355,000
$310,000
21
11
1,012
2
1
$265,000–$355,000
$310,000
23
12
1,012
2
1
$265,000–$355,000
$310,000
25
13
1,012
2
1
$265,000–$355,000
$310,000
27
Gross sellout
$3,445,000–$4,615,000
$4,030,000
27
Size: Finished area 13,150 sq ft ÷ 13 homes (Site-fit layout (Townhouse row): 18,720 sq ft gross, 13,150 sq ft finished (livable), 1,012 sq ft per home). 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: $304/sf × each home's finished sq ft, rounded to $5,000; low–high from the $258–$350/sf range (Median of 7 new-construction sales within 1 mi (2023-10-06 to 2026-06-04)).
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 27. Support: about 2.3 new-construction sales a year nearby, fewer than the 13 homes here, so selling may take longer.[1]
Interest carry to the last closing: The construction loan ($2,461,000) is fully drawn at completion; each closing repays 1/13 of it. Interest at 7.75% until each closing: Σ (loan ÷ 13) × 7.75% × months to closing ÷ 12 = $238,000. The budget's loan interest covers only the build; this carry is not in the budget total. Profit after this carry: $481,000 (15.0% of cost).
Assumption, edit me: prime 6.75% + 1.0
[38, 1]
Closing, permit and carrying costs
$94,000
building permit and fees $19,000; structural, civil, survey, insurance and closing $50,000; lender fees $25,000; property taxes while approving and building $0[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)
$3,210,000
land + hard + soft + contingency + financing[2]
Cost per home / per finished sq ft
$246,622
$244 per finished sq ft
Cost: land $10,000 + construction $2,499,000 + water and sewer laterals $130,000 + design and engineering $105,000 + contingency $263,000 + loan interest $105,000 + closing, permit and carrying costs $94,000 = $3,210,000 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: $246,622 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.
[2]
Measure
How it is figured
Result
Rent if every unit is leased, yearly (GPR)
Σ units × monthly rent × 12
$366,600
Rent you won't collect (vacancy and credit loss)
GPR × vacancy share
$18,330
Realistic yearly income (EGI)
GPR − vacancy and credit loss + other income
$348,270
Property taxes, yearly
assessed value × total millage ÷ 1,000
$55,134
Insurance, yearly (incl. flood and mine subsidence)
Rent used: $2,350 a month per home (3-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15203 (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].
Figure 5. Capital stack: uses of funds (left) and sources of funds (right), same total.
If built to sell
Size: 13 homes × 1,012 sq ft finished. Site-fit layout (Townhouse row): 18,720 sq ft gross, 13,150 sq ft finished (livable), 1,012 sq ft per home.
Small layout for new construction nearby
This layout is small for new construction nearby: 1,012 vs 2,523 sq ft typical per home. The value assumes a home this size sells for the same price per sq ft.
Comparable new-construction sales
7 valid new-construction sales within 1 mi: median $304 per finished sq ft, middle half $270–$311[37]. Sale-revenue confidence: Moderate (7 valid new-construction sales (5 or more needed for Moderate)). The sale value in this study uses this median.
Table 31. Comparable new-construction sales (7 of 7 shown)[37]
Address (block)
Miles
Sold
Price
Type
Finished sq ft
$/sq ft
Built
1–99 block of S 19th St
0.29
2026-06-04
$800,000
Attached
3,460
$231
2016
1–99 block of S 19th St
0.29
2025-11-09
$850,000
Attached
2,796
$304
2016
1800 block of Merriman Way
0.31
2023-10-11
$742,500
Attached
3,120
$238
2013
1800 block of Wharton St
0.32
2026-03-27
$580,000
Attached
1,864
$311
2019
2600 block of Larkins Way
0.49
2024-05-10
$515,000
Attached
1,600
$322
2015
1–99 block of S 27th St
0.50
2023-10-06
$472,500
Attached
1,520
$311
2015
1100 block of Muriel St
0.72
2024-07-24
$760,000
Attached
2,523
$301
2019
Shown: the 7 most similar of the 7 sales in the value set, attached (townhouse or rowhouse) homes first, then nearest, then most recent sale. The median and middle half below use all 7. 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 1–99 block of S 19th St, 1–99 block of S 19th St and 1800 block of Merriman Way at $231–$304/SF. Projected pricing of $275,000–$315,000 per home ($270–$311/SF, the middle half of all 7 sales; the study uses the median, $304/SF, × 1,012 sq ft) reflects new construction (every sale was built within 10 years of its sale) and a smaller home than the typical sale (1,012 vs 2,523 sq ft), priced at the same $/SF. 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. Size: too few sales within ±40% of the planned 1,012 sq ft, so all sizes were used. Result: 7 sales from the same South Side Flats area (7 sales there), in South Side Flats; median $304/SF, middle half $270–$311/SF. Search steps: 0 within 0.25 mi → 5 within 0.5 mi → 7 within 1 mi.
Older homes nearby sold for a median $156 per sq ft (8 sales within 0.25 mi). That is a floor, not the value of a new home.[13]
Sale value: $304 per finished sq ft (median of 7 new-construction sales within 1 mi, 2023-10-06 to 2026-06-04[37]) × 13,256 finished sq ft = $4,030,000. Selling costs: the seller’s half of the transfer tax[1, 43]. Sales commission: not included (often 5–6% if listed with an agent).
Value: $304/SF × 1,012 sq ft = $307,513 per home, rounded to $310,000; × 13 homes = $4,030,000 in sales.
Profit: $4,030,000 sales − $3,210,000 total cost − $101,000 selling costs = $719,000 profit (22.4% of cost).
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.
$2,015,430
Yearly tax on the added value
$55,035
Tax abated each year
$55,035 ($4,233 per home)
Tax abated over 10 years (not discounted)
$550,353
Rental: income after running costs (NOI), without → with
$233,600 → $288,635
Rental: yield on cost, without → with
7.3% → 9.0%
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).
Possible sources to close a gap
Low-Income Housing Tax Credits (LIHTC): federal credits sold to investors for equity; awarded by PHFA through a competitive round.
HOME and CDBG: federal block grants passed through the City or County, often as soft loans.
PHARE: the state’s housing trust fund, administered by PHFA.
Housing Opportunity Fund: the City of Pittsburgh’s housing trust fund, administered by the Urban Redevelopment Authority.
Tax abatements: local programs that phase in the new assessed value; eligibility varies.
Program names are listed for awareness; no award amounts are assumed.
Figure 6. Which assumption matters most: profit when each assumption is moved down (light) and up (dark), one at a time, largest swing first[1].
Break-even points
Profit stays above zero as long as construction costs rise less than 22.8%.
Sale prices could fall 18.4% below the comps before it breaks even.
Cost of approval delays
Every month of delay adds holding costs: taxes, insurance and loan interest. Taxes alone on today’s assessment are about $8 a month ($3,600 × 26.35 ÷ 1,000 ÷ 12)[15, 40]. In this model a 6-month approval delay changes profit by −$49[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 2026-06-25
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
Zoning overlays and Registered Community Organizations
City of Pittsburgh
vintage not recorded in our database
19
1 m lidar elevation model (PA Western 2019), slope computed by EaseScore
USGS 3D Elevation Program
2019 lidar collection
20
Landslide-prone areas (§906.04 overlay)
City of Pittsburgh
vintage not recorded in our database
21
Landslide inventory (recorded slides)
Allegheny County / University of Pittsburgh
vintage not recorded in our database
22
Undermined areas (§906.05 overlay)
City of Pittsburgh
vintage not recorded in our database
23
Mine maps and mined-out areas; Mine Subsidence Insurance risk map
PA DEP; PA Mine Map Atlas (PASDA)
vintage not recorded in our database
24
National Flood Hazard Layer
FEMA
vintage not recorded in our database
25
NFIP redacted policies and claims, aggregated by census tract
OpenFEMA
vintage not recorded in our database
26
311 flooding requests (5 years), by census tract
City of Pittsburgh 311
vintage not recorded in our database
27
Combined sewersheds
PWSA / 3 Rivers Wet Weather
vintage not recorded in our database
28
Land Recycling Program sites; ACRES brownfields
PA DEP; US EPA
vintage not recorded in our database
29
Streams (National Hydrography Dataset) and wetlands (National Wetlands Inventory)
USGS; US Fish and Wildlife Service
vintage not recorded in our database
30
Point-of-sale and sewer-lateral rules at sale
Municipality / water authority
vintage not recorded in our database
31
Transit schedule (GTFS), weekday 7–9 am service
Pittsburgh Regional Transit
vintage not recorded in our database
32
School district and Pittsburgh Public Schools feeder boundaries
Allegheny County; Pittsburgh Public Schools
vintage not recorded in our database
33
Building footprints
Allegheny County
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 2026-06-04
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.
[11] Street centerlines (opened and paper streets). Allegheny County; City of Pittsburgh. vintage not recorded in our database. Frontage = an opened street centerline within 20 m of the lot. Confirm on a survey.
[12] Pittsburgh builder published per-square-foot construction ranges. Incline Homes (2026); Home Builder Digest survey of Pittsburgh builders; EcoCraft. 2026 publications. Published retail ranges (including the builder's fee). EaseScore uses them with the builder's fee removed (÷ about 1.20, NAHB 2024 overhead and profit): the cost to build above a standard foundation; excludes land, demolition, unusual site work and soft costs.
[13] Property sale transactions (valid arm's-length sales). Allegheny County Department of Real Estate. sales through 2026-06-25. Valid arm's-length sales only (county sale code 0), price ≥ $1,000, same property use, nearest first; comps list shows up to 25 https://data.wprdc.org/dataset/real-estate-sales
[15] Property Assessments. Allegheny County Office of Property Assessments. as of 2026-09-01. Address, lot size, use, assessed values, year built, condition, owner category (never names). https://data.wprdc.org/dataset/property-assessments
[16] Neighborhoods, City-owned property, tax liens, street trees. City of Pittsburgh; Allegheny County. vintage not recorded in our database.
[18] Zoning overlays and Registered Community Organizations. City of Pittsburgh. vintage not recorded in our database.
[19] 1 m lidar elevation model (PA Western 2019), slope computed by EaseScore. USGS 3D Elevation Program. 2019 lidar collection. Slope per 1 m cell inside the lot; shares are of the lot's cells. https://www.usgs.gov/3d-elevation-program
[20] Landslide-prone areas (§906.04 overlay). City of Pittsburgh. vintage not recorded in our database.
[21] Landslide inventory (recorded slides). Allegheny County / University of Pittsburgh. vintage not recorded in our database.
[22] Undermined areas (§906.05 overlay). City of Pittsburgh. vintage not recorded in our database.
[23] Mine maps and mined-out areas; Mine Subsidence Insurance risk map. PA DEP; PA Mine Map Atlas (PASDA). vintage not recorded in our database. Mine maps are incomplete; the absence of a mapped mine does not prove there is none. https://www.minemaps.psu.edu/?LocalSheetID=WPA_Pittsburgh_Sht_1_PGH
[27] Combined sewersheds. PWSA / 3 Rivers Wet Weather. vintage not recorded in our database.
[28] Land Recycling Program sites; ACRES brownfields. PA DEP; US EPA. vintage not recorded in our database. Site points on the lot, or within 50 ft of it. EPA ACRES records carry no status and count as active.
[29] Streams (National Hydrography Dataset) and wetlands (National Wetlands Inventory). USGS; US Fish and Wildlife Service. vintage not recorded in our database.
[31] Transit schedule (GTFS), weekday 7–9 am service. Pittsburgh Regional Transit. vintage not recorded in our database.
[32] School district and Pittsburgh Public Schools feeder boundaries. Allegheny County; Pittsburgh Public Schools. vintage not recorded in our database.
[33] Building footprints. Allegheny County. vintage not recorded in our database.
[35] Market statistics by ZIP code (median asking rent by bedroom count). RentCast. retrieved 2026-09-27. Asking rents often run above signed leases; no new-construction premium assumed unless the data shows one. https://developers.rentcast.io/reference/market-statistics
[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. Valid arm's-length sales (price >= $1,000) plus completed building permits in the last 3 years within 1/2 mile, ranked against a fixed 1% sample of City parcels.
[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 2026-06-04. Valid arm's-length sales in the last 3 years of homes built no more than 10 years before the sale year, at least 600 sq ft of living area and $20,000, within ±40% of the planned home's size when enough. Same City neighborhood (or municipality) when it has at least 5 such sales, otherwise areas of the same market tier (never a richer market), nearest first; widen from ¼ mile to 3 miles until 8, keep the nearest 12; drop sales beyond 1.5× the middle-half spread of $/SF; at least 5 needed. https://data.wprdc.org/dataset/real-estate-sales
[38] Bank Prime Loan Rate (DPRIME). Board of Governors of the Federal Reserve System, via FRED. observation 2026-09-21. Construction loan rate = prime + an editable spread. https://fred.stlouisfed.org/series/DPRIME
[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. Verify with the PLI fee schedule; other City fees are not included.
[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. Sanity check only, never a default.
[42] Cost of Constructing a Home 2024. National Association of Home Builders. 2024. National reference, not a Pittsburgh default.
[43] Realty transfer tax rates. PA Department of Revenue; local taxing bodies. vintage not recorded in our database.
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)
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].
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.[12]
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 ($19,301)
—
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
$8,000
$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
1.91%
—
Assumption, edit me — civil/grading $8,000 + survey $2,500 + builder's risk and liability 1.5% ($39,435) + title and closing 1.5% of land ($150)[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
3
—
Ease Score months to a permit[4]
Months to build
12
—
Assumption — editable[1]
Property taxes while holding, monthly
$8
—
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
$304/SF
—
Allegheny County sales (valid new-construction comps) — Median of 7 new-construction sales within 1 mi (2023-10-06 to 2026-06-04)[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
$2,350
—
HUD Small Area Fair Market Rent FY2026, ZIP 15203 (benchmark, not listings) — 3-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15203 (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.
Table 40. Construction cost tiers (cost to build per finished sq ft, builder fee removed)[12]
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].
94
Few barriers
Townhouse row
93
Few barriers
Accessory dwelling unit (ADU)
n/a
Not applicable
Rehab of the existing building
n/a
Not applicable
Table 43. Policy what-ifs: change in the best score and in homes allowed by right
Policy change
Score change
Homes change
Note
Parking minimum removed
0
+2
Minimum lot size removed
0
0
Attached housing by right
0
0
Contextual front setback applied
0
-9
Listing-level rent comps:
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.
Which water utility serves the lot: Fees assume Pittsburgh Water (PWSA); some City neighborhoods are served by Pennsylvania American Water.
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.
Surveyed lot lines and frontage: Lot lines and frontage come from GIS, not a survey.
21 of the cited sources do not yet have a data date recorded in our database (see Appendix A).
Use of AI
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.
NPV (net present value)
Today’s value of all future cash flows minus what you put in.
Pro forma
A projection of a project’s costs, income and returns.
Setback
The required distance between a building and a lot line.
Soft costs
Costs that are not physical construction: design, engineering, permits, legal, insurance.
Special exception
A use the Zoning Board can allow after a hearing if set conditions are met.
TDC (total development cost)
Everything it costs to buy, build and finance the project.
Undermined
Land above old underground mines, which can settle (subsidence).
Variance
Permission from the Zoning Board to break a written rule, usually for a hardship.
Yield on cost
Yearly net income divided by total development cost.
