141 Shady Ave · Parcel 0084G0025800RU00 — EaseScore.AI

Municipality

141 Shady Ave

Parcel ID 0084G0025800RU00View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Shadyside · Zoning UNC← New search

Illustrative 3D map, not a photo

Site layout · lot and setbacks

Few barriersEase Score · Townhouse row · could be 71–96

No major site constraints in our data.

New-home prices nearby: Strong9 sales, $429/sq ft

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

Lot size

1,721 sq ft

0.04 acre

Average slope

0% over 25%

Hazards

Combined sewer

in our data

Zoning

UNC

Pittsburgh

Existing building: None on record (County assessment)

Best option: No option is allowed and fits this lot

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

Feasibility study

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

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? · Townhouse row · to sell

Missing inputs

cost-assumptions.v0.2

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%

No building of this type fits the lot in the site-fit check, so there is nothing to price.

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

Total cost

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Profit

—

Margin

—

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, Shadyside, 6 sales, 2019-03 to 2025-06Vacant-land sales in Shadyside (6 sales, 2019-03 to 2025-06): median $76.49 per sq ft of lot × 1,721 sq ft = $131,639; range = middle half of the sales ($51.40–$99.67/sq ft) · Middle half of nearby vacant-land sales (per sq ft of lot)

$88K–$172Klikely $132K$

Soft costs

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

—$

Contingency

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

—$

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)

—

Closing, selling & carrying costs$34K

Building permit and fees City of Pittsburgh PLI 2026 fee schedule; Pittsburgh Water permits$6 per $1,000 of construction value (PLI schedule) · 0.6% of hard cost; moves with the hard-cost range	—$
Survey, title, legal and insurance Assumption, edit me3% of hard cost · 2–5% of hard cost (Assumption, edit me)	—$
Lender fees Assumption, edit me1.0% of the loan · Share of the loan; moves with the cost range	—
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	$34K

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

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Per home · per finished sq ft

— · —

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 0.5 mi (2024-02-01 to 2026-04-08) (Allegheny County sales (valid new-construction comps), 9 sales within 0.5 mi, 2024-02-01 to 2026-04-08). Land: Allegheny County vacant-land sales, Shadyside, 6 sales, 2019-03 to 2025-06.

Vacant-land sales in Shadyside (6 sales, 2019-03 to 2025-06): median $76.49 per sq ft of lot × 1,721 sq ft = $131,639; range = middle half of the sales ($51.40–$99.67/sq ft)

Size: No layout of this type fits the lot.

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

How we got these numbers

Can't tell yet. No building of this type fits the lot in the site-fit check, so there is nothing to price.

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 0.5 mi · median $1,100,000 · $429/SF · 2,504 sq ft · built 2017–2019 · sold 2024-02-01 to 2026-04-08

Search: 4 within 0.25 mi → 9 within 0.5 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. Result: 9 sales from the same Shadyside area (9 sales there), in Shadyside; median $429/SF, middle half $397–$447/SF.

Older homes nearby sold for a median $302 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
100 block of Reizenstein Way	2025-06-13	$1,060,000	2,480	$427	0.22
100 block of Reizenstein Way	2024-11-13	$1,285,000	3,268	$393	0.22
6300 block of Melissa St	2024-06-24	$996,341	2,644	$377	0.22
6300 block of Melissa St	2025-07-23	$1,127,455	2,340	$482	0.23
6400 block of Melissa St	2026-04-08	$1,175,000	2,368	$496	0.26
6400 block of Danielle St	2024-02-01	$1,100,000	2,565	$429	0.27
6400 block of Danielle St	2024-11-05	$993,000	2,504	$397	0.28
6400 block of Danielle St	2024-04-20	$1,185,000	2,676	$443	0.29
6400 block of Danielle St	2024-05-30	$1,000,000	2,236	$447	0.29

The most similar sales are 100 block of Reizenstein Way, 100 block of Reizenstein Way and 6300 block of Melissa St at $377–$427/SF.

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

Land: $88K–$172Klikely $132K Allegheny County vacant-land sales, Shadyside, 6 sales, 2019-03 to 2025-06($131,639, rounded to $132,000)
Value: $397–$447/SF (likely $429) Allegheny County sales (valid new-construction comps), 9 sales within 0.5 mi, 2024-02-01 to 2026-04-08 25th–75th percentile of 9 comparable sales per sq ft

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

Land price	$132,000range $88,000–$172,000	Allegheny County vacant-land sales — Vacant-land sales in Shadyside (6 sales, 2019-03 to 2025-06): median $76.49 per sq ft of lot × 1,721 sq ft = $131,639; range = middle half of the sales ($51.40–$99.67/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.
Architecture and design (sealed plans)	4%range 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).
Permits and fees	0.6%	City of Pittsburgh PLI 2026 fee schedule; Pittsburgh Water permits
Structural, civil, survey, insurance, title and closing	3%	Assumption, edit me — 3% of hard cost
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	10	Assumption, edit me (Incline Homes: 6–9 months standard, 9–12+ larger)
Property taxes while holding, monthly	$2,606	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	$429/SF	Allegheny County sales (valid new-construction comps) — Median of 9 new-construction sales within 0.5 mi (2024-02-01 to 2026-04-08)
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.

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
REQUIRED
Record of zoning approval / zoning application (Zoning (Pittsburgh: OneStopPGH))
Zoned UNC. New buildings, additions, and changes of use need zoning approval.
Sources: City of Pittsburgh Zoning Districts
POSSIBLE
Contextual setback determination (Zoning Administrator)
UNC 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
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
Conditional use approval (City Council (Pittsburgh))
How many units? The use table differs by unit count.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.06; Project answers
ASK
Lot consolidation / subdivision / lot line adjustment (Planning Commission / municipality)
Will you combine or split lots?
Sources: Project answers
ASK
Special exception (Zoning Board of Adjustment)
How many units? The use table differs by unit count.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.07; Project answers
ASK
Variance (Zoning Board of Adjustment (hearing))
How many units? The use table differs by unit count.
Sources: Pittsburgh Zoning Code §922.09 (variances) — confirm; district standards per zoning_rules citation; Project answers
NOT NEEDED
Certificate of Appropriateness (historic) (Historic Review Commission)
Not in a City historic district.
Sources: Pittsburgh Code Ch. 1101 — confirm; City of Pittsburgh Historic Districts
NOT NEEDED
Historic review delays (Historic Review Commission)
Not in a City historic district.
Sources: Pittsburgh Code Ch. 1101 — confirm; City of Pittsburgh Historic Districts
NOT NEEDED
Inclusionary zoning compliance (City Planning)
Not in the Inclusionary Housing Overlay.
Sources: Pittsburgh Zoning Code §907.04.A.5–6; City of Pittsburgh Zoning Overlays

Permits

REQUIRED
Building permit (PLI (Pittsburgh) / municipal building official)
Construction work.
Sources: PA UCC (34 Pa. Code Ch. 403); Project answers
LIKELY
Electrical permit (PLI / inspection agency)
New or altered wiring.
Sources: Project answers
LIKELY
Mechanical (HVAC) permit (PLI / municipality)
New or replaced heating/cooling.
Sources: Project answers
LIKELY
Plumbing permit (Allegheny County Health Dept)
New or altered plumbing.
Sources: ACHD Article XV (Plumbing) — confirm; Project answers
LIKELY
Sewer/water tap-in & connection fees (Water / sewer authority)
Pittsburgh Water: $40 permit + $570 connection and meter; no tapping fees since 2022.
Sources: Project answers
LIKELY
Stormwater management plan (Water & sewer authority / municipality)
New roof and paving add impervious area. The City requires a stormwater plan when a project disturbs 5,000+ sq ft or adds 500+ sq ft of impervious surface.
Sources: Project answers
LIKELY
Street opening permit (DOMI)
Vacant lot: new water/sewer connections are usually dug in the street.
Sources: Allegheny County Property Assessments
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).
ASK
Curb cut / driveway permit (DOMI)
Will you add or change a driveway?
Sources: Project answers
ASK
Erosion & sediment control plan (Allegheny County Conservation District; PA DEP)
Roughly how much ground will be disturbed (sq ft)?
Sources: 25 Pa. Code Ch. 102; Project answers
ASK
Sewage planning (new connections/lots) (Municipality / sewer authority; PA DEP)
How many units?
Sources: PA Sewage Facilities Act (Act 537), 35 P.S. §750.1 et seq.; Project answers
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.

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": "0084G0025800RU00",
  "slope": {
    "cells": 0,
    "source": "USGS 3DEP elevation",
    "mean_pct": 1,
    "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": "UNC",
    "type": "URBAN NEIGHBORHOOD COMMERCIAL",
    "rules": {
      "notes": "Within 1,500 ft of a Major Transit Facility the limits rise to FAR 4 and 60 ft (4 stories). A special exception can allow up to 85 ft (6 stories) (§904.04.C). Rear setback is 20 ft, or none when the lot abuts a way. No lot coverage limit is stated. Ch. 916 applies.",
      "max_far": 3,
      "citation": "§904.04.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": "Urban Neighborhood Commercial",
      "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": null,
      "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": "Shadyside",
    "public_owner": null,
    "tax_delinquent": null,
    "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": [
      {
        "date": "2026-04-28",
        "type": "ELECTRICAL",
        "work": "ADDITION / ALTERATION"
      },
      {
        "date": "2026-04-13",
        "type": "MECHANICAL",
        "work": "ADDITION / ALTERATION"
      },
      {
        "date": "2025-10-27",
        "type": "Building & Development Application",
        "work": "New Construction"
      },
      {
        "date": "2025-10-27",
        "type": "ELECTRICAL",
        "work": "MINOR ALTERATION"
      },
      {
        "date": "2025-10-08",
        "type": "Building & Development Application",
        "work": "Existing (alteration/addition)"
      }
    ],
    "count_5y": 5
  },
  "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": 94,
    "frequent_stops_800m": 55,
    "nearest_frequent_stop_m": 94
  },
  "centroid": {
    "lat": 40.459184,
    "lon": -79.921361
  },
  "overlays": [
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "A-22"
      },
      "label": "A-22",
      "layer": "combined_sewer",
      "share": 1
    }
  ],
  "slope_1m": {
    "cells": 161,
    "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)",
    "max_pct": 16.3,
    "p95_pct": 3,
    "mean_pct": 2.3,
    "steep_25": false,
    "resolution_m": 1,
    "share_over_15": 0.006,
    "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": "2026-09-26T21:31:52.364077+00:00"
  },
  "assessment": {
    "use": "CONDOMINIUM",
    "as_of": "2026-09-01",
    "class": "RESIDENTIAL",
    "source": "Allegheny County Property Assessments",
    "address": "141 SHADY AVE",
    "stories": null,
    "fmv_land": 1145200,
    "municode": "107",
    "abatement": false,
    "condition": null,
    "fmv_total": 1145200,
    "homestead": null,
    "owner_type": "CORPORATION",
    "year_built": null,
    "fmv_building": 0,
    "municipality": "7th Ward - PITTSBURGH",
    "is_pittsburgh": true,
    "lot_area_sqft": 0,
    "last_sale_date": "2024-07-29",
    "last_sale_price": 9338000,
    "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": 1721,
  "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
}

141 Shady 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 · Townhouse row

Best options and street precedent

Highest and best use (screening)

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Red flags and review items, in full

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent

General buildability

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Red flags and review items, in full

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent