865 W North Ave · Parcel 0022S00100000000 — EaseScore.AI

Municipality

865 W North Ave

Parcel ID 0022S00100000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Allegheny West · Zoning NDI← New search

Illustrative 3D map, not a photo

Site layout · Duplex, 2 homes

Few barriersEase Score · Duplex

Few barriers, but doesn't pencil at today's prices.

No major site constraints in our data.

New-home prices nearby: Strong9 sales, $271/sq ft

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

Lot size

12,463 sq ft

0.29 acre

Average slope

0% over 25%

Hazards

Combined sewer

in our data

Zoning

NDI

Pittsburgh

Existing building: Lodge hall/amusement park (County assessment)

Best option: New single-family · 1 home (allowed by right), needs subsidy or lower costs (pencils means it meets the target profit margin at default assumptions) (showing duplex)

Feasibility study

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

Pro forma

Build quality

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

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

Source: Pittsburgh builder published ranges with the builder's fee removed (÷ about 1.20)

Published retail ranges from Pittsburgh builders (Incline Homes 2026; Shannon Staley & Sons 2026; Home Builder Digest). Builder fee (overhead and profit) of about 20% removed per NAHB 2024 (overhead 5.7% + profit 11.0% of price on construction at 64.4%). Assumption, edit me.

Does it pencil? · Duplex · to sell

Doesn't pencilComplete estimate

cost-assumptions.v0.2

From a $330K gap to a $150K profit, likely a $21K gap (before about $17K of loan interest after completion)

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

Returns & investment criteria (editable)

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

At $270/sf the project earns −2.5% on cost (−4.5% after about $17,000 of loan interest between completion and the last sale, which the budget leaves out) vs. the 15% target. It reaches the target at about $319/sf, $129,000 lower cost; no land price gets there (residual land value −$72,000).

Gross sellout (2 × $425,000, $270/sf)	$850,000
Less selling and closing	−$21,000
Net sale proceeds	$829,000
Less total development cost	−$850,000
Developer profit (before interest after completion)	−$21,000
Profit on cost · on revenue	−2.5% · −2.5%
Less loan interest from completion to the last sale (not in the budget)	−$17,000
Profit after that interest · on cost	−$38,000 · −4.5%
Unlevered profit (before loan interest and fees)	$12,000 (1.4%)
Sale price for 15%: per home · per sf	$501,000 · $319/sf
Zero-profit price: per home · per sf	$436,000 · $277/sf
Cost reduction needed	$129,000
Residual land value (max land price for the target)	−$72,000
Land price used	$52,000

The site doesn't support a land price at this margin.

Residual land value: $850,000 sellout − $21,000 selling/closing − $792,451 hard, soft, contingency and financing − $108,130 target profit (15% of cost) = −$71,581. Land source: Allegheny County vacant-land sales, the City of Pittsburgh, 372 sales, 2019-01 to 2026-08.

Contingency in the budget: 10% of hard cost, meets your 10% minimum. At your 75% maximum loan-to-cost the loan is about $581,000 and the equity needed about $269,000. 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.

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 8%, interest-only on the drawn balance (Prime 7% (2026-09-21) + 1.0 point (assumption, edit me)). Unlevered profit leaves out loan interest and lender fees.

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

Total cost

$700K–$1.09Mlikely $850K

Gap (short)

−$150K to $330Klikely $21K

before about $17K of loan interest after completion

Margin

−39% to 18%likely −2%

Layout: the QuickFit layout, 2 homes × 1,573 sq ft finished (3,145 sq ft total). Site-fit layout (Duplex): 4,200 sq ft gross, 3,145 sq ft finished (livable), 1,573 sq ft per home. Nearby new homes sold: median 1,970 sq ft (9 sales).

Development budget

Hard costs · soft costs · financing

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

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

Land

Land (purchase price) Allegheny County vacant-land sales, the City of Pittsburgh, 372 sales, 2019-01 to 2026-08Vacant-land sales in the City of Pittsburgh (372 sales, 2019-01 to 2026-08): median $4.19 per sq ft of lot × 12,463 sq ft = $52,220; range = middle half of the sales ($0.97–$13.98/sq ft) · Middle half of nearby vacant-land sales (per sq ft of lot)

$12K–$174Klikely $52K$

Hard costs

Construction (base, standard foundation) Pittsburgh builders (2026)3,145 finished sq ft × $190/SF (Standard infill) · Standard infill range $165–$210/SF (Pittsburgh builders' published ranges with the builder's fee removed)

Sources compared ($/finished SF)

This estimate$165–$210
Pittsburgh builders (2026)$165–$210
Pittsburgh builders (2026), retail price including builder fee$200–$250
NAHB 2024, national, excludes builder fee$162
Local project benchmark$191–$378

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

$519K–$661Klikely $598K$

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

$20K

Soft costs

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

$11K–$54Klikely $25K$

Contingency

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

$54K–$68Klikely $62K$

Financing and holding

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

$22K–$35Klikely $27K

Closing, selling & carrying costs$59K–$76Klikely $67K

Building permit and fees City of Pittsburgh PLI 2026 fee schedule; Pittsburgh Water permitsCity PLI schedule: building $3,743 + electrical $220 + mechanical $220 + certificate of occupancy $260 + Pittsburgh Water permit and connection $1,220 (per $1,000 of value) · 0.9% of hard cost; moves with the hard-cost range	$5K–$6Klikely $6K$
Structural, civil, survey, insurance and closing Assumption, edit mesurvey $2,500 + builder's risk and liability 1.5% ($9,270) + title and closing 1.5% of land ($780) · 1.3–3% of hard cost (Assumption, edit me)	$7K–$20Klikely $13K$
Lender fees Assumption, edit me1.0% of the loan · Share of the loan; moves with the cost range	$5K–$8Klikely $6K
Property taxes while approving and building County assessment × millage (County Treasurer)monthly holding cost × months from purchase to finished building · Monthly tax × months; one number	$42K
Selling costs at sale (seller's transfer tax)Taken from the sale price, not part of the total below	$21,000

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

$0$

Total development cost

Sources compared ($ per home, all-in)

This estimate$349K–$544K
Local project benchmark$300K–$594K

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

$700K–$1.09Mlikely $850K

Per home · per finished sq ft

$424,895 · $270

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

Sale value: Median of 9 new-construction sales within 3 mi (2024-04-08 to 2026-05-21) (Allegheny County sales (valid new-construction comps), 9 sales within 3 mi, 2024-04-08 to 2026-05-21). Land: Allegheny County vacant-land sales, the City of Pittsburgh, 372 sales, 2019-01 to 2026-08.

Vacant-land sales in the City of Pittsburgh (372 sales, 2019-01 to 2026-08): median $4.19 per sq ft of lot × 12,463 sq ft = $52,220; range = middle half of the sales ($0.97–$13.98/sq ft)

Size: Site-fit layout (Duplex): 4,200 sq ft gross, 3,145 sq ft finished (livable), 1,573 sq ft per home.

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

How we got these numbers

No: it costs about $850,000 and would net about $830,000 after selling costs, $21,000 short before about $17,000 of loan interest between completion and the last sale.

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

New-construction comps: 9 sales within 3 mi · median $559,000 · $271/SF · 1,970 sq ft · built 2015–2025 · sold 2024-04-08 to 2026-05-21

Search: 0 within 0.25 mi → 0 within 0.5 mi → 0 within 1 mi → 7 within 2 mi → 9 within 3 mi.

Search widened to 3 mi (0 within 0.25 mi; 0 within 0.5 mi; 0 within 1 mi; 7 within 2 mi; 9 within 3 mi).

Rule: sales in the same neighborhood (or municipality) when it has 5+; otherwise sales from areas in the same market tier or lower (never a richer market), else the nearest by distance; widen until 8, keep the nearest 12; drop sales beyond 1.5× the middle-half spread of $/SF. Market tier: Allegheny West existing homes sell for a median $218/SF; comps were limited to areas priced the same or up to 35% lower ($142–$218/SF existing-home median; Assumption, edit me; never a richer market): Duquesne Heights, Mount Washington, RESERVE. New homes sell above existing-home medians, so the comps' own $271/SF is above this band; the band compares neighborhoods, not the comps' prices. Size: kept homes of 944–2,202 sq ft (±40% of the planned 1,573 sq ft; Assumption, edit me). Result: 9 sales from the areas in the same market tier or lower, nearest first, in Duquesne Heights, Mount Washington, RESERVE; median $271/SF, middle half $207–$300/SF.

Older homes nearby sold for a median $241 per sq ft (9 sales within 0.25 mi). That is a floor, not the value of a new home.

The sales (9 of 9) · sale-revenue confidence Moderate

Comparable new-construction sales, block-level addresses
Block	Sold	Price	Sq ft	$/SF	Mi
200 block of Seward St	2026-05-21	$630,000	1,970	$320	1.04
200 block of Seward St	2026-04-17	$630,000	1,970	$320	1.05
300 block of Augusta St	2025-08-27	$575,000	2,120	$271	1.19
300 block of Bradley St	2025-08-26	$559,000	2,028	$276	1.24
400 block of Shaler St	2024-04-23	$349,000	1,682	$207	1.28
400 block of Shaler St	2024-04-08	$349,000	1,682	$207	1.28
1–99 block of Greenbush St	2025-12-12	$610,000	2,036	$300	1.79
300 block of Eutaw St	2024-11-26	$445,000	2,012	$221	2.15
100 block of Ramage Rd	2025-05-15	$375,601	1,828	$205	2.69

The most similar sales are 200 block of Seward St, 200 block of Seward St and 300 block of Augusta St at $271–$320/SF. Projected pricing of $325,000–$470,000 per home ($207–$300/SF, the middle half of all 9 sales; the study uses the median, $271/SF, × 1,573 sq ft) reflects new construction (every sale was built within 10 years of its sale) and a smaller home than the typical sale (1,573 vs 1,970 sq ft), priced at the same $/SF. Parking is not in the County sale records, so it is not adjusted.

Shown: the 9 most similar of the 9 sales in the value set, detached homes first, then nearest, then most recent sale. The median and middle half below use all 9. Addresses show the block only; the PDF report lists full street addresses.

Cost: land $52,000 + construction $598,000 + water and sewer laterals $20,000 + design and engineering $25,000 + contingency $62,000 + loan interest $27,000 + closing, permit and carrying costs $67,000 = $850,000 total.
Value: $271/SF × 1,573 sq ft = $426,504 per home, rounded to $425,000; × 2 homes = $850,000 in sales.
Profit: $850,000 sales − $850,000 total cost − $21,000 selling costs = $21,000 short (a loss of 2.5% of cost).

Land: $12K–$174Klikely $52K Allegheny County vacant-land sales, the City of Pittsburgh, 372 sales, 2019-01 to 2026-08($52,220, rounded to $52,000)
Value: $207–$300/SF (likely $271) Allegheny County sales (valid new-construction comps), 9 sales within 3 mi, 2024-04-08 to 2026-05-21 25th–75th percentile of 9 comparable sales per sq ft; $271/SF × 1,573 sq ft = $426,504 per home, rounded to $425,000

Your estimate: $424,895 per home. Recent Allegheny County projects: $300,000 to $594,000 per home (6 projects, mostly new multifamily and affordable; all-in cost).

Which projects?

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

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

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

Every assumption, its range and source

Homes (units)	2	Site-fit scheme (QuickFit)
Finished (livable) floor area	3,145 sq ft (1,573 per home)	Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)
Land price	$52,000range $12,000–$174,000	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 × 12,463 sq ft = $52,220; 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.
Water and sewer laterals (excavation, street opening, restoration)	$10,000 per houserange $5,000–$15,000	Assumption; confirm with a contractor — COST-MODEL-LOCKED §B. Separate from the utility permit and connection fees.
Architecture and design (sealed plans)	4% of hard cost, at least $8,000range 2%–8%	Assumption, edit me — 4% of hard cost, at least $8,000. Custom architects 6–10% (Thompson Communities); PA sealed plans add $3–12k; NAHB average A&E $6,480 (production).
City of Pittsburgh building permit (PLI 2026 fee schedule)	$6 per $1,000 of value + fees ($5,662)	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 3,897 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	2.03%	Assumption, edit me — survey $2,500 + builder's risk and liability 1.5% ($9,270) + title and closing 1.5% of land ($780)
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	3	Ease Score months to a permit
Months to build	12	Assumption — editable
Property taxes while holding, monthly	$2,773	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	$271/SF	Allegheny County sales (valid new-construction comps) — Median of 9 new-construction sales within 3 mi (2024-04-08 to 2026-05-21)
Sales commissions (excluded: cost-to-build basis)	0%	Assumption — editable — Sales commissions are excluded; add them if you sell through a broker.
Seller's share of the realty transfer tax	2.5% (half of 5%)	Realty transfer tax: City of Pittsburgh 5% total (1% state + 3% City + 1% school); City in Baldwin-Whitehall SD 4.5%; elsewhere the parcel's municipal rate (2% when not loaded) — Pennsylvania custom splits the transfer tax evenly; the rate comes from our transfer tax data.
Months to sell after completion	3	Assumption — editable
Bedrooms per home (rent)	3	Assumption, edit me — Default mix by option: single-family, duplex and townhouse 3 bedrooms; 3–4 unit building 2; ADU 1
Monthly rent per home	$1,750	HUD Small Area Fair Market Rent FY2026, ZIP 15233 (benchmark, not listings) — 3-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15233 (benchmark, not listings)

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

Zoning

REQUIRED
Certificate of Appropriateness (historic) (Historic Review Commission)
In the Allegheny West historic district; exterior changes and demolition need Historic Review Commission approval.
Sources: Pittsburgh Code Ch. 1101 — confirm; City of Pittsburgh Historic Districts
REQUIRED
Record of zoning approval / zoning application (Zoning (Pittsburgh: OneStopPGH))
Zoned NDI. New buildings, additions, and changes of use need zoning approval.
Sources: City of Pittsburgh Zoning Districts
LIKELY
Historic review delays (Historic Review Commission)
In the Allegheny West historic district: plan for review cycles of several weeks each.
Sources: Pittsburgh Code Ch. 1101 — confirm; City of Pittsburgh Historic Districts
POSSIBLE
Contextual setback determination (Zoning Administrator)
NDI lets the front setback follow neighboring buildings (§925.06). Useful when the 0 ft standard doesn't fit; comparing neighbors needs building footprints; confirm with the Zoning Administrator.
Sources: Pittsburgh Zoning Code §925.06; Pittsburgh Zoning Code
POSSIBLE
Paper street vacation (DOMI right-of-way vacation)
Unopened-street data isn't loaded yet.
POSSIBLE
Parking & loading compliance (Zoning review)
Parking reduction area (North Side Commercial Parking Area). NDI minimum: 1 space(s) per unit → 2 for 2 unit(s).
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: the Registered Community Organization (RCO) for this neighborhood (find it on the City's RCO map).
Sources: Pittsburgh Code §178E.08(c); City of Pittsburgh Zoning Overlays
ASK
Lot consolidation / subdivision / lot line adjustment (Planning Commission / municipality)
Will you combine or split lots?
Sources: Project answers
NOT NEEDED
Conditional use approval (City Council (Pittsburgh))
a two-unit building isn't a conditional use in NDI.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.06; Pittsburgh Zoning Code
NOT NEEDED
Inclusionary zoning compliance (City Planning)
Not in the Inclusionary Housing Overlay.
Sources: Pittsburgh Zoning Code §907.04.A.5–6; City of Pittsburgh Zoning Overlays
NOT NEEDED
Special exception (Zoning Board of Adjustment)
a two-unit building is permitted by right in NDI.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.07; Pittsburgh Zoning Code
NOT NEEDED
Variance (Zoning Board of Adjustment (hearing))
The studied layout (a duplex (two homes)) meets the district's setbacks, height, lot-size and parking rules.
Sources: Pittsburgh Zoning Code §922.09 (variances) — confirm; district standards per zoning_rules citation; QuickFit site-fit check against the zoning rules

Permits

REQUIRED
Building permit (PLI (Pittsburgh) / municipal building official)
Construction work.
Sources: PA UCC (34 Pa. Code Ch. 403); Project answers
LIKELY
Asbestos survey + Health Dept notification (Certified inspector; Allegheny County Health Dept)
Demolition/renovation notifications apply regardless of age; survey scope depends on age.
Sources: ACHD Article XXI; 40 CFR 61 Subpart M (NESHAP); Allegheny County Property Assessments
LIKELY
Electrical permit (PLI / inspection agency)
New or altered wiring.
Sources: Project answers
LIKELY
Erosion & sediment control plan (Allegheny County Conservation District; PA DEP)
Lot is 12,463 sq ft; new construction commonly disturbs 5,000+ sq ft.
Sources: 25 Pa. Code Ch. 102; Parcel boundary
LIKELY
Mechanical (HVAC) permit (PLI / municipality)
New or replaced heating/cooling.
Sources: Project answers
LIKELY
Plumbing permit (Allegheny County Health Dept)
New or altered plumbing.
Sources: ACHD Article XV (Plumbing) — confirm; Project answers
LIKELY
Sewer/water tap-in & connection fees (Water / sewer authority)
Pittsburgh Water: $40 permit + $570 connection and meter; no tapping fees since 2022.
Sources: Project answers
LIKELY
Stormwater management plan (Water & sewer authority / municipality)
New roof and paving add impervious area. The City requires a stormwater plan when a project disturbs 5,000+ sq ft or adds 500+ sq ft of impervious surface.
Sources: Project answers
POSSIBLE
Grading / earth disturbance permit (PLI / municipality)
Depends on cut/fill volume: a land operations permit is needed at 50 cu yd of grading or a 5 ft cut on a 25% slope (Pittsburgh §1003.03).
POSSIBLE
Sewage planning (new connections/lots) (Municipality / sewer authority; PA DEP)
New units or lots add sewer load; confirm the local planning rule.
Sources: PA Sewage Facilities Act (Act 537), 35 P.S. §750.1 et seq.; Project answers
POSSIBLE
Street opening permit (DOMI)
Only if utility connections cross the street.
ASK
Curb cut / driveway permit (DOMI)
Will you add or change a driveway?
Sources: Project answers
ASK
Demolition permit (PLI / municipality)
There's a building on the lot today. Will it be demolished?
Sources: Project answers
ASK
Utility disconnects (Each utility)
There's a building on the lot today. Will it be demolished? (Utilities must be cut before any demolition.)
Sources: Project answers

All parcel facts (raw data, for checking)

{
  "site": {
    "sources": "County building footprints & centerlines; City centerlines (paper streets); county landslide inventory; USGS NHD; USFWS NWI; PA DEP Land Recycling; EPA ACRES",
    "building_count": 0,
    "streams_within_100ft": false,
    "wetlands_within_100ft": false
  },
  "mines": {
    "caveat": "Mine maps are incomplete; absence of a mapped mine is not proof that no mine exists.",
    "sources": {
      "mine_map": "PA Mine Map Atlas (PASDA / PA DEP)",
      "mined_out": "PA DEP Digitized Mined Out Areas, Coal Underground (DMO MOA)",
      "coal_bearing": "PA DEP Mine Subsidence Insurance risk map (MSI Risk Confirmed / Possible)",
      "city_undermined": "City of Pittsburgh Undermined Areas (UM-O)"
    },
    "msi_risk": null,
    "in_mined_out": false,
    "mine_map_pdf": "https://www.pasda.psu.edu/minemaps/Map_Repository/Other_Collections/WPA_Maps/PDF_Images/WPA_Carnegie_Sht_3_PGH.pdf",
    "mine_map_url": "https://www.minemaps.psu.edu/?LocalSheetID=WPA_Carnegie_Sht_3_PGH",
    "mine_map_sheet": "WPA_Carnegie_Sht_3_PGH",
    "in_coal_bearing": false,
    "mined_out_share": 0,
    "dist_mined_out_ft": null,
    "in_city_undermined": false,
    "mines_within_500ft": null,
    "seams_within_500ft": null
  },
  "parid": "0022S00100000000",
  "slope": {
    "cells": 12,
    "source": "USGS 3DEP elevation",
    "mean_pct": 0.7,
    "steep_share": 0,
    "resolution_m": 10
  },
  "tract": {
    "name": "5627",
    "geoid": "42003562700",
    "acs_year": 2024,
    "population": 1949,
    "median_rent": 1343,
    "vacancy_rate": 4.48,
    "median_income": 60658,
    "rent_burden_30_pct": 45.69,
    "rent_burden_50_pct": 20.42
  },
  "zoning": {
    "code": "NDI",
    "type": "NEIGHBORHOOD INDUSTRIAL",
    "rules": {
      "notes": "Rear setback is 20 ft, or none when the lot abuts a way. Site Plan Review applies on lots of 2,400 sf or more (§922.04.A.1). Ch. 916 applies.",
      "max_far": 2,
      "citation": "§904.03.C site development standards table; §911.02 Use Table; §914.02.A",
      "two_unit": "P",
      "confidence": "confirmed",
      "multi_unit": "P",
      "three_unit": "P",
      "district_name": "Neighborhood Industrial",
      "max_height_ft": 45,
      "parking_per_unit": 1,
      "min_lot_area_sqft": 0,
      "max_height_stories": 3,
      "min_rear_setback_ft": 20,
      "min_side_setback_ft": 0,
      "max_lot_coverage_pct": 90,
      "min_front_setback_ft": 0,
      "single_unit_detached": "P",
      "contextual_front_setback": true,
      "min_lot_area_per_unit_sqft": null
    },
    "source": "City of Pittsburgh Zoning Districts"
  },
  "context": {
    "sources": "County municipal boundaries; City neighborhoods & street trees; City-owned properties; County tax liens",
    "municipality": "PITTSBURGH",
    "neighborhood": "Allegheny West",
    "public_owner": null,
    "tax_delinquent": null,
    "delinquency_band": null,
    "street_trees_15m": 0
  },
  "hud_fmr": {
    "br0": 1040,
    "br1": 1120,
    "br2": 1350,
    "br3": 1730,
    "br4": 1860,
    "zip": "15233",
    "year": 2026,
    "level": "small area (ZIP)",
    "source": "HUD Fair Market Rents"
  },
  "permits": {
    "recent": [],
    "count_5y": 0
  },
  "schools": {
    "district": "City of Pittsburgh",
    "pps_high": "North Side",
    "pps_middle": "MANCHESTER PK-8",
    "district_match": true,
    "pps_elementary": "Manchester PK-8",
    "district_assessment": "Pittsburgh",
    "near_district_line_m": null
  },
  "transit": {
    "source": "Pittsburgh Regional Transit GTFS (weekday 7-9am)",
    "nearest_any_stop_m": 158,
    "frequent_stops_800m": 21,
    "nearest_frequent_stop_m": 208
  },
  "centroid": {
    "lat": 40.453382,
    "lon": -80.016672
  },
  "overlays": [
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "A-48"
      },
      "label": "A-48",
      "layer": "combined_sewer",
      "share": 1
    },
    {
      "attrs": {
        "type": "CHD",
        "guidelines": "https://apps.pittsburghpa.gov/dcp/05_Allegheny_West_Guidelines.pdf"
      },
      "label": "Allegheny West",
      "layer": "historic_district_pgh",
      "share": 0.004
    },
    {
      "attrs": {
        "code": "North Side Commercial Parking Area",
        "criteria": "North Side Commercial Parking Area"
      },
      "label": "North Side Commercial Parking Area",
      "layer": "zoning_overlay_pgh",
      "share": 1
    }
  ],
  "slope_1m": {
    "cells": 1158,
    "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)",
    "max_pct": 8,
    "p95_pct": 3,
    "mean_pct": 1.3,
    "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": "2026-09-26T21:31:35.117178+00:00"
  },
  "assessment": {
    "use": "LODGE HALL/AMUSEMENT PARK",
    "as_of": "2026-09-01",
    "class": "COMMERCIAL",
    "source": "Allegheny County Property Assessments",
    "address": "865 W NORTH AVE",
    "stories": null,
    "fmv_land": 68400,
    "municode": "122",
    "abatement": false,
    "condition": null,
    "fmv_total": 1218400,
    "homestead": null,
    "owner_type": "CORPORATION",
    "year_built": null,
    "fmv_building": 1150000,
    "municipality": "22nd Ward - PITTSBURGH",
    "is_pittsburgh": true,
    "lot_area_sqft": 12000,
    "last_sale_date": "1962-12-10",
    "last_sale_price": 0,
    "living_area_sqft": null
  },
  "muni_rules": {
    "confidence": "confirmed",
    "source_url": "https://www.pgh2o.com/residential-commercial-customers/buying-or-selling-property/dye-testing https://www.pittsburghpa.gov/Business-Development/City-Planning/Zoning/Planning-Applications-and-Processes/Property-Certification https://localwebdesigncompany.com/pennsylvanialandtitles/wp-content/uploads/sites/224/2024/03/Allegheny-County-Dye-Test-Occupancy-Info-Rev.-2024.pdf",
    "pos_details": "no resale occupancy inspection; City Property Certification (zoning/historic/violations paperwork) required at every sale or refinance closing",
    "municipality": "Pittsburgh City",
    "sewer_lateral_at_sale": "Y",
    "sewer_lateral_details": "conditional: PWSA dye test before sale only in separate sanitary sewer areas (Evidence of Compliance application decides); valid 3 yrs; no CCTV",
    "point_of_sale_inspection": "N",
    "occupancy_permit_at_resale": "N"
  },
  "shares_wall": false,
  "property_tax": {
    "year": 2026,
    "parts": [
      {
        "name": "Allegheny County",
        "mills": 6.43,
        "rate_type": "general",
        "jurisdiction_type": "county"
      },
      {
        "name": "City Of Pittsburgh",
        "mills": 9.67,
        "rate_type": "general",
        "jurisdiction_type": "municipality"
      },
      {
        "name": "PITTSBURGH",
        "mills": 10.25,
        "rate_type": "general",
        "jurisdiction_type": "school_district"
      }
    ],
    "source": "Allegheny County Treasurer 2026 millage listings",
    "split_rate": false,
    "general_mills": 26.35
  },
  "transfer_tax": {
    "parts": [
      {
        "rate_pct": 1,
        "confidence": "confirmed",
        "jurisdiction": "Commonwealth of Pennsylvania",
        "jurisdiction_type": "state"
      },
      {
        "rate_pct": 3,
        "confidence": "confirmed",
        "jurisdiction": "Pittsburgh City",
        "jurisdiction_type": "municipality"
      },
      {
        "rate_pct": 1,
        "confidence": "confirmed",
        "jurisdiction": "Pittsburgh School District (in Pittsburgh City)",
        "jurisdiction_type": "school_district"
      }
    ],
    "source": "PA Dept. of Revenue; Allegheny County local realty transfer tax rates",
    "total_pct": 5
  },
  "flood_evidence": {
    "sources": "FEMA NFHL; OpenFEMA NFIP redacted policies & claims (aggregated by tract); Pittsburgh 311; PWSA/3RWW combined sewersheds",
    "sfha_share": 0,
    "x500_share": 0,
    "floodway_share": 0,
    "in_combined_sewer": true,
    "tract_nfip_policies": 17,
    "flooding_311_5y_tract": 38,
    "tract_nfip_claims_10y": 0,
    "tract_nfip_median_premium": 879
  },
  "street_frontage": "street",
  "flood_1pct_share": 0,
  "lot_area_sqft_gis": 12463,
  "tract_designations": {
    "dda": false,
    "qct": false,
    "oz_source_url": "https://www.cdfifund.gov/opportunity-zones",
    "dda_source_url": "https://www.huduser.gov/portal/datasets/qct.html",
    "qct_source_url": "https://www.huduser.gov/portal/datasets/qct.html",
    "opportunity_zone": false
  },
  "env_sites_within_500ft": 0,
  "building_footprint_sqft": null,
  "landslides_within_300ft": 0,
  "red_bed_landslides_300ft": 0,
  "streams_or_wetlands_within_100ft": false
}

865 W North Ave

Pro forma

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

Development budget

How we got these numbers

Change the plan

The layout in QuickFit 3D

Cost assumptions

Process checklist

Due diligence

Score details

Ease Score factors · Duplex

Best options and street precedent

Highest and best use (screening)

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent

General buildability

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent