515 N Highland Ave · Parcel 0083L00150000000 — EaseScore.AI

515 N Highland Ave

Parcel ID 0083L00150000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

East Liberty · Zoning R2-H

Open in Developer workspace →Compare sites in the Planner

Illustrative 3D map, not a photo

Site layout · New single-family, 1 home

Easy to buildEase Score · New single-family

Easy: no major site issues in our data.

Lot size

24,293 sq ft

0.56 acre

Average slope

4% over 25%

Hazards

Combined sewer

in our data

Zoning

R2-H

Pittsburgh

Best option: New single-family, allowed by right, pencils at market rate

Full report

Decision support only: not legal, financial, zoning or engineering advice. Confirm with the permitting office and a professional.

Pencil calculator

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? · New single-family house · to sell

PencilsComplete estimatePublic land: price set by the agency

cost-assumptions.v0.2

From a $110K gap to a $380K profit, likely a $257K profit

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

Investment criteria (editable)

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

At $355/sf the project earns 40.2% on cost, at or above the 15% target. It keeps the target down to about $291/sf, with $140,000 of cost headroom, or a land price up to $163,000.

Gross sellout (1 × $920,000, $355/sf)	$920,000
Less selling and closing	−$23,000
Net sale proceeds	$897,000
Less total development cost	−$640,000
Developer profit	$257,000
Profit on cost · on revenue	40.2% · 27.9%
Unlevered profit (before loan interest and fees)	$280,000 (43.8%)
Sale price for 15%: per home · per sf	$755,000 · $291/sf
Zero-profit price: per home · per sf	$656,000 · $253/sf
Cost headroom	$140,000
Residual land value (max land price for the target)	$163,000
Land price used	$28,000

Residual land value: $920,000 sellout − $23,000 selling/closing − $616,919 hard, soft, contingency and financing − $117,000 target profit (15% of cost) = $163,081. Land source: Public land: price set by the agency; agency and private vacant-land sales, 2019-02 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 $462,000 and the equity needed about $178,000. The budget's loan assumption (80% of cost) is above your maximum; lower it under "Change the assumptions" to match.

Seller's half of the realty transfer tax, 2.5% of the sale price. Sales commissions are excluded (cost-to-build basis); add them 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.

Total cost

$520K–$990Klikely $640K

Profit

−$110K to $380Klikely $257K

Margin

−17% to 60%likely 40%

Layout: the QuickFit layout, 1 home × 2,593 sq ft finished. Site-fit layout (Single-family house): 3,300 sq ft gross, 2,593 sq ft finished (livable).

Budget estimate

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) Public land: price set by the agency; agency and private vacant-land sales, 2019-02 to 2026-08Public land: price set by the agency. Likely from agency sales of vacant lots in 21 areas of the same market tier as East Liberty (135 sales, 2019-04 to 2026-04): median $1.15 per sq ft × 24,293 sq ft = $27,937; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in 27 areas of the same market tier as East Liberty (168 sales, 2019-02 to 2026-08): median $11.62 per sq ft of lot × 24,293 sq ft = $282,285). · Public land: price set by the agency. From agency sales of vacant lots up to the private market

$2K–$282Klikely $28K$

Hard costs

Construction (base, standard foundation) Pittsburgh builders (2026)2,593 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)$200–$250
NAHB 2024, national, excludes builder fee$162
Local project benchmark$116–$229

Pittsburgh builders (2026): Published Pittsburgh builder ranges ÷ about 1.20 (builder overhead and profit removed).
Pittsburgh builders (2026): 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.

$428K–$545Klikely $493K$

Water and sewer laterals (excavation, street opening, restoration) Assumption, edit me1 house × $10,000 · No documented range: shown as one number

$10K

Soft costs

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

$9K–$44Klikely $20K$

Contingency

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

$44K–$55Klikely $50K$

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)

$14K–$27Klikely $18K

Closing, selling & carrying costs$16K–$32Klikely $21K

Building permit and fees City of Pittsburgh PLI 2026 fee schedule; Pittsburgh Water permitsCity PLI schedule: building $3,053 + electrical $185 + mechanical $185 + certificate of occupancy $130 + Pittsburgh Water permit and connection $610 (per $1,000 of value) · 0.8% of hard cost; moves with the hard-cost range	$4K–$5Klikely $4K$
Structural, civil, survey, insurance and closing Assumption, edit mesurvey $2,500 + builder's risk and liability 1.5% ($7,545) + title and closing 1.5% of land ($420) · 1.4–3.1% of hard cost (Assumption, edit me)	$6K–$17Klikely $10K$
Lender fees Assumption, edit me1.0% of the loan · Share of the loan; moves with the cost range	$4K–$8Klikely $5K
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	$2K
Selling costs at sale (broker, closing, seller's transfer tax)Taken from the sale price, not part of the total below	$23,000

Total development cost

Sources compared ($ per home, all-in)

This estimate$523K–$993K
Local project benchmark$300K–$594K

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

$520K–$990Klikely $640K

Per home · per finished sq ft

$640,305 · $247

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 12 new-construction sales within 2 mi (2024-02-23 to 2026-07-03) (Allegheny County sales (valid new-construction comps), 12 sales within 2 mi, 2024-02-23 to 2026-07-03). Land: Public land: price set by the agency; agency and private vacant-land sales, 2019-02 to 2026-08.

Public land: price set by the agency. Likely from agency sales of vacant lots in 21 areas of the same market tier as East Liberty (135 sales, 2019-04 to 2026-04): median $1.15 per sq ft × 24,293 sq ft = $27,937; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in 27 areas of the same market tier as East Liberty (168 sales, 2019-02 to 2026-08): median $11.62 per sq ft of lot × 24,293 sq ft = $282,285).

Size: Site-fit layout (Single-family house): 3,300 sq ft gross, 2,593 sq ft finished (livable).

Public land: price set by the agency. Ask the agency (URA, City or Land Bank) for its disposition price; enter it to replace the estimate.

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

Don't use my numbers

How we got these numbers

Yes: it costs about $640,000 and would net about $900,000 after selling costs, a $257,000 profit (40.2%).

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: 12 sales within 2 mi · median $774,500 · $355/SF · 2,304 sq ft · built 2019–2024 · sold 2024-02-23 to 2026-07-03

Search: 4 within 0.25 mi → 4 within 0.5 mi → 6 within 1 mi → 12 within 2 mi.

Search widened to 2 mi (4 within 0.25 mi; 4 within 0.5 mi; 6 within 1 mi; 12 within 2 mi).

Rule: sales in the same neighborhood (or municipality) when it has 5+; otherwise sales from areas in the same market tier, 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: East Liberty existing homes sell for a median $228/SF; comps were limited to areas within ±35% ($148–$308/SF; Assumption, edit me): Central Lawrenceville, East Liberty, Highland Park, Lower Lawrenceville, SHALER, Stanton Heights, Upper Lawrenceville. Size: kept homes of 1,556–3,630 sq ft (±40% of the planned 2,593 sq ft; Assumption, edit me). Result: 12 sales from the areas in the same market tier, nearest first, in Central Lawrenceville, East Liberty, Highland Park, Lower Lawrenceville, Stanton Heights, Upper Lawrenceville; median $355/SF, middle half $313–$372/SF.

Older homes nearby sold for a median $261 per sq ft (28 sales within 0.25 mi). That is a floor, not the value of a new home.

The sales (10 of 12) · sale-revenue confidence Moderate

Comparable new-construction sales, block-level addresses
Block	Sold	Price	Sq ft	$/SF	Mi
300 block of N Saint Clair St	2024-12-09	$851,000	2,372	$359	0.23
6000 block of Saint Marie St	2026-02-13	$700,000	2,310	$303	0.24
300 block of N Saint Clair St	2024-02-23	$725,000	2,034	$356	0.24
300 block of N Saint Clair St	2024-03-07	$720,000	2,034	$354	0.25
5700 block of Callowhill St	2025-03-07	$750,000	2,351	$319	0.82
5700 block of Callowhill St	2024-07-16	$710,000	2,247	$316	0.82
6500 block of Adelphia St	2025-01-08	$589,000	2,156	$273	1.53
4600 block of Bancroft St	2025-06-05	$850,000	2,297	$370	1.71
500 block of 54th St	2026-06-12	$1,250,000	3,206	$390	1.72
5300 block of Keystone St	2026-07-03	$799,000	1,993	$401	1.76

The most similar sales are 300 block of N Saint Clair St, 6000 block of Saint Marie St and 300 block of N Saint Clair St at $303–$359/SF. Projected pricing of $810,000–$965,000 per home ($313–$372/SF, the middle half of all 12 sales; the study uses the median, $355/SF, × 2,593 sq ft) reflects new construction (every sale was built within 10 years of its sale) and a size close to the typical sale (2,304 sq ft). Parking is not in the County sale records, so it is not adjusted.

Shown: the 10 most similar of the 12 sales in the value set, detached homes first, then nearest, then most recent sale. The median and middle half below use all 12. Addresses show the block only; the PDF report lists full street addresses.

Cost: land $28,000 + construction $493,000 + water and sewer laterals $10,000 + design and engineering $20,000 + contingency $50,000 + loan interest $18,000 + closing, permit and carrying costs $21,000 = $640,000 total.
Value: $355/SF × 2,593 sq ft = $921,063 per home, rounded to $920,000; × 1 home = $920,000 in sales.
Profit: $920,000 sales − $640,000 total cost − $23,000 selling costs = $257,000 profit (40.2% of cost).

Land: $2K–$282Klikely $28K Public land: price set by the agency; agency and private vacant-land sales, 2019-02 to 2026-08($27,937, rounded to $28,000)
Value: $313–$372/SF (likely $355) Allegheny County sales (valid new-construction comps), 12 sales within 2 mi, 2024-02-23 to 2026-07-03 25th–75th percentile of 12 comparable sales per sq ft; $355/SF × 2,593 sq ft = $921,063 per home, rounded to $920,000

Your estimate: $640,305 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)	1	Site-fit scheme (QuickFit)
Finished (livable) floor area	2,593 sq ft	Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)
Land price	$28,000range $2,000–$282,000	Public land: price set by the agency — Public land: price set by the agency. Likely from agency sales of vacant lots in 21 areas of the same market tier as East Liberty (135 sales, 2019-04 to 2026-04): median $1.15 per sq ft × 24,293 sq ft = $27,937; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in 27 areas of the same market tier as East Liberty (168 sales, 2019-02 to 2026-08): median $11.62 per sq ft of lot × 24,293 sq ft = $282,285).
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 (includes builder overhead and profit)	$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 ($4,163)	City of Pittsburgh PLI 2026 fee schedule; Pittsburgh Water permits — Building $6.00 per $1,000 of construction value (min $130, max $8,000) + state training fund $4.50 + record retention $5 + technology fee ($15, or $25 above $10,000); electrical and mechanical permits priced the same way on 5% of value each (assumption); certificate of occupancy $130; Pittsburgh Water residential permit $40 + connection and meter $570 = $610 (no tapping fees since 2022).
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 3,427 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	2.08%	Assumption, edit me — survey $2,500 + builder's risk and liability 1.5% ($7,545) + title and closing 1.5% of land ($420)
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	1	Ease Score months to a permit
Months to build	10	Assumption, edit me (Incline Homes: 6–9 months standard, 9–12+ larger)
Property taxes while holding, monthly	$166	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)	7.75%range 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.
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	$355/SF	Allegheny County sales (valid new-construction comps) — Median of 12 new-construction sales within 2 mi (2024-02-23 to 2026-07-03)
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	$2,150	HUD Small Area Fair Market Rent FY2026, ZIP 15206 (benchmark, not listings) — 3-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15206 (benchmark, not listings)

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

Design & engineering

LIKELY
Geotechnical report (Geotechnical professional (signed, sealed, insured; PE not required in the City); reviewed by City Planning at site plan review and by PLI at permit)
4% 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.
also: 4% of the lot is steeper than 25% (1 m lidar). Will your grading create cut or fill slopes over 25%? If so, a geotechnical report is required (§915.02.A.1.c).
Sources: Pittsburgh Zoning Code §906.04.B.2, §906.05.B.2–3, §915.02.A.1.c; City Planning 'Geotechnical Reports' handout (Dec 2024); IBC §1803.2 / IRC R401.4 (PA UCC); USGS 3DEP 1 m lidar
ASK
Accessibility design (Fair Housing Act / code) (Architect; reviewed at permit)
How many units?
Sources: 42 U.S.C. §3604(f)(3)(C); PA UCC / ICC A117.1; Project answers
ASK
Architectural drawings (Architect / designer)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
ASK
Civil site plan (Civil engineer)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
ASK
Energy code compliance (Designer; reviewed at permit)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: PA UCC (34 Pa. Code Ch. 403) — IECC as adopted; Project answers
ASK
Fire alarm / sprinkler design and permit (Fire protection engineer; PLI / fire marshal)
How many units?
Sources: Project answers
ASK
Structural engineer (Structural engineer)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
ASK
Utility upgrades (electric service, transformer) (Duquesne Light / utility)
How many units?
Sources: Project answers
NOT NEEDED
Mine subsidence investigation & insurance (Engineer; PA Mine Subsidence Insurance)
No mapped mine workings under the lot.
Sources: 52 P.S. §1406.1 et seq. (Bituminous Mine Subsidence and Land Conservation Act) — confirm; City of Pittsburgh Undermined Areas
NOT NEEDED
Retaining wall design (Structural/geotechnical engineer)
Lot is fairly flat.
Sources: IRC R404.4 (as adopted in PA UCC) — confirm; USGS 3DEP elevation (10 m)

Zoning

REQUIRED
Parking & loading compliance (Zoning review)
Off-street parking required.
Sources: Pittsburgh Zoning Code §914.02.A (Schedule A); §914.04 reductions; Pittsburgh Zoning Code
POSSIBLE
Contextual setback determination (Zoning Administrator)
R2-H lets the front setback follow neighboring buildings (§925.06). Useful when the 15 ft standard doesn't fit; comparing neighbors needs building footprints (loading).
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
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: Village Collaborative of East Liberty.
Sources: Pittsburgh Code §178E.08(c); City of Pittsburgh Zoning Overlays
ASK
Conditional use approval (City Council (Pittsburgh))
How many units? The use table differs by unit count.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.06; Project answers
ASK
Lot consolidation / subdivision / lot line adjustment (Planning Commission / municipality)
Will you combine or split lots?
Sources: Project answers
ASK
Record of zoning approval / zoning application (Zoning (Pittsburgh: OneStopPGH))
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
ASK
Special exception (Zoning Board of Adjustment)
How many units? The use table differs by unit count.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.07; Project answers
ASK
Variance (Zoning Board of Adjustment (hearing))
How many units? The use table differs by unit count.
Sources: Pittsburgh Zoning Code §922.09 (variances) — confirm; district standards per zoning_rules citation; Project answers
NOT NEEDED
Certificate of Appropriateness (historic) (Historic Review Commission)
Not in a City historic district.
Sources: Pittsburgh Code Ch. 1101 — confirm; City of Pittsburgh Historic Districts
NOT NEEDED
Historic review delays (Historic Review Commission)
Not in a City historic district.
Sources: Pittsburgh Code Ch. 1101 — confirm; City of Pittsburgh Historic Districts
NOT NEEDED
Inclusionary zoning compliance (City Planning)
Not in the Inclusionary Housing Overlay.
Sources: Pittsburgh Zoning Code §907.04.A.5–6; City of Pittsburgh Zoning Overlays

Permits

POSSIBLE
Street opening permit (DOMI)
Only if utility connections cross the street.
ASK
Building permit (PLI (Pittsburgh) / municipal building official)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: PA UCC (34 Pa. Code Ch. 403); Project answers
ASK
Curb cut / driveway permit (DOMI)
Will you add or change a driveway?
Sources: Project answers
ASK
Electrical permit (PLI / inspection agency)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
ASK
Erosion & sediment control plan (Allegheny County Conservation District; PA DEP)
Roughly how much ground will be disturbed (sq ft)?
Sources: 25 Pa. Code Ch. 102; Project answers
ASK
Grading / earth disturbance permit (PLI / municipality)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
ASK
Mechanical (HVAC) permit (PLI / municipality)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
ASK
Plumbing permit (Allegheny County Health Dept)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: ACHD Article XV (Plumbing) — confirm; Project answers
ASK
Sewage planning (new connections/lots) (Municipality / sewer authority; PA DEP)
How many units?
Sources: PA Sewage Facilities Act (Act 537), 35 P.S. §750.1 et seq.; Project answers
ASK
Sewer/water tap-in & connection fees (Water / sewer authority)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
ASK
Stormwater management plan (Water & sewer authority / municipality)
What kind of project is this (new build, addition, rehab, demolition, conversion)?
Sources: Project answers
NOT NEEDED
Asbestos survey + Health Dept notification (Certified inspector; Allegheny County Health Dept)
No structure recorded on the lot.
Sources: ACHD Article XXI; 40 CFR 61 Subpart M (NESHAP); Allegheny County Property Assessments
NOT NEEDED
Demolition permit (PLI / municipality)
No structure recorded on the lot.
Sources: Allegheny County Property Assessments
NOT NEEDED
Utility disconnects (Each utility)
No demolition.

Can you build here?

Yes, a new single-family house is allowed by right and fits the lot's size and setback rules (about 1 month to a permit).

Does it pencil?

Yes: it costs about $640,000 to build and would be worth about $897,000, a $257,000 profit (40%).

$897,000 value minus $640,000 cost = $257,000 left over.

What's in the way?

No major barriers found in our data.

What next?

Get the geotechnical report from Geotechnical professional (signed, sealed, insured; PE not required in the City); reviewed by City Planning at site plan review and by PLI at permit.

Time to a permit

About 0.7 months Estimate

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

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

building permit: City target 21 calendar days per review round (City target, not measured)

Planning badge No priority tier · 27 pts

Separate from the Ease Score. default — awaiting planning input.

– Publicly owned (city, URA, land bank) (20 pts): Not on the City-owned list (URA and Land Bank lists not loaded).
✓ Within 400 m of frequent transit (15 pts): Nearest frequent stop 39 m.
? In a planning-designated target area or corridor (20 pts): Awaiting planning input: no target-area layer yet.
✓ Missing-middle (2-4 units, townhouses) by right (15 pts): By right: duplex, townhouse row.
? Affordable units proposed (15 pts): Project input: not entered.
– In a HUD Qualified Census Tract (10 pts): Not in a Qualified Census Tract.
– Vacant or blighted and tax-delinquent (5 pts): Not both vacant/blighted and tax-delinquent.
? Project matches the block's pattern (street precedent) (10 pts): Too few measured buildings on this block face to set a pattern.

What would unlock it

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

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

Scoring config v0.2.

All parcel facts (raw data, for checking)

{
  "site": {
    "sources": "County building footprints & centerlines; City centerlines (paper streets); county landslide inventory; USGS NHD; USFWS NWI; PA DEP Land Recycling; EPA ACRES",
    "building_count": 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_Pittsburgh_Sht_1_PGH.pdf",
    "mine_map_url": "https://www.minemaps.psu.edu/?LocalSheetID=WPA_Pittsburgh_Sht_1_PGH",
    "mine_map_sheet": "WPA_Pittsburgh_Sht_1_PGH",
    "in_coal_bearing": false,
    "mined_out_share": 0,
    "dist_mined_out_ft": null,
    "in_city_undermined": false,
    "mines_within_500ft": null,
    "seams_within_500ft": null
  },
  "parid": "0083L00150000000",
  "slope": {
    "cells": 25,
    "source": "USGS 3DEP elevation",
    "mean_pct": 3.2,
    "steep_share": 0,
    "resolution_m": 10
  },
  "tract": {
    "name": "1113",
    "geoid": "42003111300",
    "acs_year": 2024,
    "population": 2927,
    "median_rent": 1096,
    "vacancy_rate": 22.87,
    "median_income": 76929,
    "rent_burden_30_pct": 37.4,
    "rent_burden_50_pct": 19.25
  },
  "zoning": {
    "code": "R2-H",
    "type": "TWO-UNIT RESIDENTIAL HIGH DENSITY",
    "rules": {
      "notes": "The current §903.03 table has one minimum lot size and no per-unit lot area row. The 2024 DCP draft struck the per-unit rows, and the section history cites Ord. 10-2025 (eff. 5-7-2025). Side setback shown is the minimum interior side yard; minimum exterior (street) side yard is 15 ft. Interior side setback is zero on a party-wall side for attached units (§903.03.D.2). Single-Unit Attached Residential is P. Ch. 916 Residential Compatibility Standards can add height/setback limits near residential/H districts. Parking minimum is 1 per unit for single-unit detached/two/three/multi-unit (0 for single-unit attached); a maximum also applies. §914.02.A Schedule A. Contextual side (min 3 ft), rear and height are also allowed (§925.06.C, §925.06.I, §925.07.D). The code sets no FAR or lot coverage in residential districts. Ch. 915/906 overlays can add limits.",
      "max_far": null,
      "citation": "§903.03.D.2 site development standards table (current text; history cites Ord. 10-2025); §911.02 Use Table; §914.02.A Parking Schedule A; §925.06.B",
      "two_unit": "P",
      "confidence": "confirmed",
      "multi_unit": "N",
      "three_unit": "N",
      "district_name": "Two-Unit Residential, High Density",
      "max_height_ft": 40,
      "parking_per_unit": 1,
      "min_lot_area_sqft": 1200,
      "max_height_stories": 3,
      "min_rear_setback_ft": 15,
      "min_side_setback_ft": 5,
      "max_lot_coverage_pct": null,
      "min_front_setback_ft": 15,
      "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": "East Liberty",
    "public_owner": null,
    "tax_delinquent": false,
    "delinquency_band": null,
    "street_trees_15m": 0
  },
  "hud_fmr": {
    "br0": 1290,
    "br1": 1380,
    "br2": 1670,
    "br3": 2140,
    "br4": 2300,
    "zip": "15206",
    "year": 2026,
    "level": "small area (ZIP)",
    "source": "HUD Fair Market Rents"
  },
  "permits": {
    "recent": [],
    "count_5y": 0
  },
  "schools": {
    "district": "City of Pittsburgh",
    "pps_high": "Westinghouse",
    "pps_middle": "WESTINGHOUSE 6-8",
    "district_match": true,
    "pps_elementary": "Fulton PK-5",
    "district_assessment": "Pittsburgh",
    "near_district_line_m": null
  },
  "transit": {
    "source": "Pittsburgh Regional Transit GTFS (weekday 7-9am)",
    "nearest_any_stop_m": 39,
    "frequent_stops_800m": 50,
    "nearest_frequent_stop_m": 39
  },
  "centroid": {
    "lat": 40.466323,
    "lon": -79.923001
  },
  "overlays": [
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "A-22"
      },
      "label": "A-22",
      "layer": "combined_sewer",
      "share": 1
    },
    {
      "attrs": {
        "code": "RCO - Village Collaborative of East Liberty",
        "criteria": "RCO - Village Collaborative of East Liberty"
      },
      "label": "RCO - Village Collaborative of East Liberty",
      "layer": "zoning_overlay_pgh",
      "share": 1
    }
  ],
  "slope_1m": {
    "cells": 2255,
    "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)",
    "max_pct": 86,
    "p95_pct": 17,
    "mean_pct": 4.9,
    "steep_25": true,
    "resolution_m": 1,
    "share_over_15": 0.059,
    "share_over_25": 0.036,
    "share_over_40": 0.014
  },
  "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": "2026-09-26T21:31:43.838673+00:00"
  },
  "assessment": {
    "use": "OWNED BY BOARD OF EDUCATION",
    "as_of": "2026-09-01",
    "class": "GOVERNMENT",
    "source": "Allegheny County Property Assessments",
    "address": "515 N HIGHLAND AVE",
    "stories": null,
    "fmv_land": 72800,
    "municode": "111",
    "abatement": false,
    "condition": null,
    "fmv_total": 72800,
    "homestead": null,
    "owner_type": "CORPORATION",
    "year_built": null,
    "fmv_building": 0,
    "municipality": "11th Ward - PITTSBURGH",
    "is_pittsburgh": true,
    "lot_area_sqft": 29115,
    "last_sale_date": "1975-08-14",
    "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": 6,
    "flooding_311_5y_tract": 63,
    "tract_nfip_claims_10y": 0,
    "tract_nfip_median_premium": 253
  },
  "street_frontage": "street",
  "flood_1pct_share": 0,
  "lot_area_sqft_gis": 24293,
  "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
}

515 N Highland Ave

Pencil calculator

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

Budget estimate

How we got these numbers

Change the plan

The layout in QuickFit 3D

Cost assumptions

Process checklist

Due diligence

Score details

Ease Score factors · New single-family house

Best options and street precedent

Best options for this lot

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 No priority tier · 27 pts

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 No priority tier · 27 pts

What would unlock it

Sales comps

Rent evidence

Street precedent