Emerson St · Parcel 0084G00142000000 — EaseScore.AI

No official address · near Emerson St

Parcel ID 0084G00142000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Shadyside · Zoning R1A-H

Illustrative 3D map, not a photo

Site layout · lot and setbacks

Moderate to buildEase Score · 3–4 units

Moderate: zoning approvals needed.

Lot size

4,659 sq ft

0.11 acre

Average slope

0% over 25%

Hazards

Combined sewer

in our data

Zoning

R1A-H

Pittsburgh

Best option: Townhouse row, allowed by right, pencils at market rate (showing 3-4 unit building)

Full report

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

Design & engineering

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
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)
No code trigger found. The building official may still require a soil test if problem soils are likely (IRC R401.4).
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); PA UCC
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)
R1A-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: the Registered Community Organization for this area.
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?

No, a 3-4 unit building is not allowed in the R1A-H district, and there is no clear path to approval.

Does it pencil?

It depends on the loan: it costs about $870,000 to build and would bring in about $32,400 a year after running costs (net income), a 4% yearly return on cost.

Rent $4,950 × 12 = $59,400 a year; minus $27,000 in costs = $32,400 left to pay the loan.

This layout is small for new construction nearby: 854 vs 2,310 sq ft typical per home. The value assumes a home this size sells for the same price per sq ft.

What's in the way?

Zoning: a 3-4 unit building is not allowed in the R1A-H district, with no clear path to approval.
A variance is needed for the front setback, parking per unit, rear setback, and side setback (the Zoning Board granted 78% of 27 past requests like it).
The layout is small next to new homes that sold nearby, so the sale value is uncertain.

What next?

Ask City Planning whether any path exists for a 3-4 unit building here before paying for any design.
Apply to the Zoning Board for a variance on the front setback, parking per unit, rear setback, and side setback.
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 6.4 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)
use variance: ~1.2 mo (heuristic)
dimensional variance: ~1.2 mo (heuristic)
decision to permit after a hearing: ~2.3 mo (ZBA record median)
geotechnical report: ~1 mo (heuristic)

Planning badge No priority tier · 36 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 22 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: 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): Matches the block: 16 measured buildings, up to 4 units, front line 5 ft by §925.06.

What would unlock it

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

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

Note: Fits only with relief from: front setback, parking per unit, rear setback, side setback.

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": "0084G00142000000",
  "slope": {
    "cells": 5,
    "source": "USGS 3DEP elevation",
    "mean_pct": 3.3,
    "steep_share": 0,
    "resolution_m": 10
  },
  "tract": {
    "name": "708",
    "geoid": "42003070800",
    "acs_year": 2024,
    "population": 2618,
    "median_rent": 2177,
    "vacancy_rate": 14.13,
    "median_income": 103920,
    "rent_burden_30_pct": 46.63,
    "rent_burden_50_pct": 20.03
  },
  "zoning": {
    "code": "R1A-H",
    "type": "SINGLE-UNIT ATTACHED 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": "N",
      "confidence": "confirmed",
      "multi_unit": "N",
      "three_unit": "N",
      "district_name": "Single-Unit Attached 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": "Shadyside",
    "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": "Allderdice",
    "pps_middle": "COLFAX K-8",
    "district_match": true,
    "pps_elementary": "Colfax K-8",
    "district_assessment": "Pittsburgh",
    "near_district_line_m": null
  },
  "transit": {
    "source": "Pittsburgh Regional Transit GTFS (weekday 7-9am)",
    "nearest_any_stop_m": 14,
    "frequent_stops_800m": 57,
    "nearest_frequent_stop_m": 22
  },
  "centroid": {
    "lat": 40.459067,
    "lon": -79.922962
  },
  "overlays": [
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "A-22"
      },
      "label": "A-22",
      "layer": "combined_sewer",
      "share": 1
    }
  ],
  "slope_1m": {
    "cells": 432,
    "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)",
    "max_pct": 21.8,
    "p95_pct": 15,
    "mean_pct": 6.9,
    "steep_25": false,
    "resolution_m": 1,
    "share_over_15": 0.069,
    "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": "2026-09-26T21:31:23.301983+00:00"
  },
  "assessment": {
    "use": "COUNTY GOVERNMENT",
    "as_of": "2026-09-01",
    "class": "GOVERNMENT",
    "source": "Allegheny County Property Assessments",
    "address": "EMERSON ST",
    "stories": null,
    "fmv_land": 184500,
    "municode": "107",
    "abatement": false,
    "condition": null,
    "fmv_total": 184500,
    "homestead": null,
    "owner_type": "CORPORATION",
    "year_built": null,
    "fmv_building": 0,
    "municipality": "7th Ward - PITTSBURGH",
    "is_pittsburgh": true,
    "lot_area_sqft": 16006,
    "last_sale_date": "1983-12-13",
    "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": 26,
    "flooding_311_5y_tract": 31,
    "tract_nfip_claims_10y": 0,
    "tract_nfip_median_premium": 312.5
  },
  "street_frontage": "street",
  "flood_1pct_share": 0,
  "lot_area_sqft_gis": 4659,
  "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": 3,
  "building_footprint_sqft": null,
  "landslides_within_300ft": 0,
  "red_bed_landslides_300ft": 0,
  "streams_or_wetlands_within_100ft": false
}

Homes (units)	3	Site-fit scheme (QuickFit)
Finished (livable) floor area	2,562 sq ft (854 per home)	Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)
Land price	$67,000range $3,000–$1,224,000	Public land: price set by the agency — Public land: price set by the agency. Likely from agency sales of vacant lots in 7 areas of the same market tier as Shadyside (34 sales, 2019-05 to 2026-04): median $4.18 per sq ft × 16,006 sq ft = $66,905; the range runs from the 25th percentile of agency sales up to the private market (vacant-land sales in Shadyside (6 sales, 2019-03 to 2025-06): median $76.49 per sq ft of lot × 16,006 sq ft = $1,224,299).
Build quality	Good spec — Clean modern finishes, efficient plan	Pittsburgh builder published ranges
Construction cost per finished sq ft (includes builder overhead and profit)	$250/SFrange $225–$275/SF	Pittsburgh builder published ranges — Published per-square-foot ranges from Pittsburgh-area home builders (Incline Homes 2026; Home Builder Digest survey of Pittsburgh builders; EcoCraft).
Architecture and engineering	8%range 5%–12%	Assumption — editable — Custom and hillside projects sit at the high end. The Production (spec) tier uses stock plans: 3% (its own default).
Pittsburgh residential building permit fee	$6 per $1,000 (0.6%)	Pittsburgh PLI residential base permit fee (verify with PLI schedule) — Reported base fee effective 2026-01-01. Other City fees (zoning, plan review add-ons, DOMI) are not included.
Survey, title, legal and builder's risk insurance	3%range 2%–5%	Assumption — editable
General contractor fee (only when trade-level costs are entered)	not applied (15% when used)range 12%–18%	Assumption — editable — Not applied to the base tiers, which already include builder overhead and profit.
Contingency (flat lot, new build)	7%	Assumption — editable
Months to approval	6	Ease Score months to a permit
Months to build	12	Assumption — editable
Property taxes while holding, monthly	$405	County assessment × total millage (County Treasurer)
Construction loan rate	8%	Bank prime rate (FRED DPRIME) + assumption — Prime 7% on 2026-09-21 + 1% (Assumption — editable)
Construction loan as a share of cost (LTC)	80%	Assumption — editable
Average share of the loan drawn while building	50%	Assumption — editable — Draws rise from zero to the full loan, so the average balance is about half.
Lender fees as a share of the loan	1%	Assumption — editable
Sale price per finished sq ft	$354/SF	Allegheny County sales (valid new-construction comps) — Median of 9 new-construction sales within 2 mi (2024-02-23 to 2026-05-27)
Broker commission and closing costs (share of sale price)	5%	Assumption — editable
Seller's share of the realty transfer tax	2.5% (half of 5%)	Transfer tax rates (PA Dept. of Revenue, local) — Pennsylvania custom splits the transfer tax evenly; the rate comes from our transfer tax data.
Months to sell after completion	3	Assumption — editable
Bedrooms per home (rent)	2	Assumption, edit me — Default mix by option: single-family, duplex and townhouse 3 bedrooms; 3–4 unit building 2; ADU 1
Monthly rent per home	$1,650	HUD Small Area Fair Market Rent FY2026, ZIP 15206 (benchmark, not listings) — 2-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15206 (benchmark, not listings)
Assessed value after completion (for taxes)	$450,900range 44–61% of value	Completed projects: County assessed value ÷ sale price — 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% × $900,000 (estimated sale value from new-construction comps) = $450,900. 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.
Vacancy and credit loss	5%	Assumption — editable
Property management fee (share of collected rent)	8%	Assumption — editable
Maintenance and repairs per home, yearly	$1,000	Assumption — editable
Property insurance per home, yearly	$1,200	Assumption — editable — Replace with an insurer's quote.
Replacement reserves per home, yearly	$300	Assumption — editable
Utilities paid by the owner per home, yearly	$0	Assumption — editable — Tenants pay utilities in separately metered homes.
Property tax rate	26.35 mills	Allegheny County Treasurer millage — After completion, the assessed value = the median ratio of County assessed value to sale price for recently completed new homes × the finished value; the County sets the real figure.

No official address · near Emerson St

Pencil calculator

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 · 3-4 unit building

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 · 36 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 · 36 pts

What would unlock it

Sales comps

Rent evidence

Street precedent