1311 Denniston St · Parcel 0085M00035000000 — EaseScore.AI

Municipality

1311 Denniston St

Parcel ID 0085M00035000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Point Breeze · Zoning R2-L← New search

Illustrative 3D map, not a photo

Site layout · lot and setbacks

Some barriersEase Score · 3–4 units

Main constraints: zoning approvals needed and a long approval path.

New-home prices nearby: Strong12 sales, $358/sq ft

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

Lot size

7,215 sq ft

0.17 acre

Average slope

0% over 25%

Hazards

Combined sewer

in our data

Zoning

R2-L

Pittsburgh

Existing building: Single family, built 1920, 3,456 sq ft, condition good (County assessment)

Best option: New single-family · 1 home (allowed by right), can't tell yet: demolition not priced (showing 3-4 unit building)

Feasibility study

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

Design & engineering

REQUIRED
Accessibility design (Fair Housing Act / code) (Architect; reviewed at permit)
4 new units (Fair Housing Act covers buildings of 4+ units).
Sources: 42 U.S.C. §3604(f)(3)(C); PA UCC / ICC A117.1; Project answers
REQUIRED
Architectural drawings (Architect / designer)
Permits need drawings; sealed drawings above certain scope (confirm threshold).
Sources: Project answers
REQUIRED
Energy code compliance (Designer; reviewed at permit)
New conditioned space.
Sources: PA UCC (34 Pa. Code Ch. 403) — IECC as adopted; Project answers
REQUIRED
Fire alarm / sprinkler design and permit (Fire protection engineer; PLI / fire marshal)
4-unit building falls under the commercial building code.
Sources: Project answers
REQUIRED
Geotechnical report (Geotechnical professional (signed, sealed, insured; PE not required in the City); reviewed by City Planning at site plan review and by PLI at permit)
4-unit building falls under the IBC: a geotechnical investigation is required unless the building official waives it (IBC §1803.2).
ⓘ Report must be signed and sealed by a credentialed soil, civil, or geotechnical engineer or professional geologist, with liability insurance; it includes borings, a site plan with overlays and steep-slope contours, a grading plan, and recommendations. City Planning checks it at site plan review; PLI reviews it again at permit.
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); Project answers
LIKELY
Civil site plan (Civil engineer)
4 units.
Sources: Project answers
LIKELY
Structural engineer (Structural engineer)
Multifamily building.
Sources: Project answers
LIKELY
Utility upgrades (electric service, transformer) (Duquesne Light / utility)
4 units: expect a service upgrade; utility timelines can be long.
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)
Variance for parking: fewer off-street parking spaces than the code requires (4 required, 2 fit); a parking reduction under §914.04 may apply instead (Pittsburgh Zoning Code §914.02.A (parking required); §922.09 variances (confirm)).
also: Off-street parking required. R2-L minimum: 1 space(s) per unit → 4 for 4 unit(s).
Sources: Pittsburgh Zoning Code §914.02.A (Schedule A); §914.04 reductions; QuickFit site-fit check against the zoning rules; Pittsburgh Zoning Code
REQUIRED
Record of zoning approval / zoning application (Zoning (Pittsburgh: OneStopPGH))
Zoned R2-L. New buildings, additions, and changes of use need zoning approval.
Sources: City of Pittsburgh Zoning Districts
REQUIRED
Registered Community Organization meeting (City Planning / RCO)
Project needs a hearing and has 4 units: a development activities meeting with Point Breeze Organization at least 30 days before the first hearing.
Sources: Pittsburgh Code §178E.08(c); City of Pittsburgh Zoning Overlays
REQUIRED
Variance (Zoning Board of Adjustment (hearing))
Use variance or rezoning: 3–4 unit building is not permitted in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm)).
also: Variance for parking: fewer off-street parking spaces than the code requires (4 required, 2 fit); a parking reduction under §914.04 may apply instead (Pittsburgh Zoning Code §914.02.A (parking required); §922.09 variances (confirm)).
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.09 variances (confirm); Pittsburgh Zoning Code §914.02.A (parking required); §922.09 variances (confirm); QuickFit site-fit check against the zoning rules
POSSIBLE
Contextual setback determination (Zoning Administrator)
R2-L lets the front setback follow neighboring buildings (§925.06). Useful when the 30 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.
ASK
Lot consolidation / subdivision / lot line adjustment (Planning Commission / municipality)
Will you combine or split lots?
Sources: 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
Conditional use approval (City Council (Pittsburgh))
a multi-unit building isn't a conditional use in R2-L.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.06; Pittsburgh Zoning Code
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
NOT NEEDED
Special exception (Zoning Board of Adjustment)
a multi-unit building isn't allowed in R2-L at all (see Variance), so a special exception doesn't apply.
Sources: Pittsburgh Zoning Code §911.02 Use Table; §922.07; Pittsburgh Zoning Code

Permits

REQUIRED
Asbestos survey + Health Dept notification (Certified inspector; Allegheny County Health Dept)
Built in 1920; asbestos survey before demolition or renovation.
Sources: ACHD Article XXI; 40 CFR 61 Subpart M (NESHAP); Allegheny County Property Assessments
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
Erosion & sediment control plan (Allegheny County Conservation District; PA DEP)
Lot is 7,215 sq ft; new construction commonly disturbs 5,000+ sq ft.
Sources: 25 Pa. Code Ch. 102; Parcel boundary
LIKELY
Mechanical (HVAC) permit (PLI / municipality)
New or replaced heating/cooling.
Sources: Project answers
LIKELY
Plumbing permit (Allegheny County Health Dept)
New or altered plumbing.
Sources: ACHD Article XV (Plumbing) — confirm; Project answers
LIKELY
Sewer/water tap-in & connection fees (Water / sewer authority)
Pittsburgh Water: $40 permit + $570 connection and meter; no tapping fees since 2022.
Sources: Project answers
LIKELY
Stormwater management plan (Water & sewer authority / municipality)
New roof and paving add impervious area. The City requires a stormwater plan when a project disturbs 5,000+ sq ft or adds 500+ sq ft of impervious surface.
Sources: Project answers
POSSIBLE
Grading / earth disturbance permit (PLI / municipality)
Depends on cut/fill volume: a land operations permit is needed at 50 cu yd of grading or a 5 ft cut on a 25% slope (Pittsburgh §1003.03).
POSSIBLE
Sewage planning (new connections/lots) (Municipality / sewer authority; PA DEP)
New units or lots add sewer load; confirm the local planning rule.
Sources: PA Sewage Facilities Act (Act 537), 35 P.S. §750.1 et seq.; Project answers
POSSIBLE
Street opening permit (DOMI)
Only if utility connections cross the street.
ASK
Curb cut / driveway permit (DOMI)
Will you add or change a driveway?
Sources: Project answers
ASK
Demolition permit (PLI / municipality)
There's a building on the lot today. Will it be demolished?
Sources: Project answers
ASK
Utility disconnects (Each utility)
There's a building on the lot today. Will it be demolished? (Utilities must be cut before any demolition.)
Sources: Project answers

Can you build here?

No, a 3-4 unit building is not allowed in the R2-L district, and there is no clear path to approval.

Does it pencil?

Unlevered (before any loan payments): it costs about $1,500,000 to build and would bring in about $29,800 a year after running costs (net income), a 2% yearly return on cost.

Rent $6,400 × 12 = $76,800 a year; minus $47,000 in costs = $29,800 left to pay the loan.

This layout is small for new construction nearby: 1,373 vs 2,304 sq ft typical per home. The value assumes a home this size sells for the same price per sq ft. Partial estimate. Not included yet: demolition of the existing building.

What's in the way?

Zoning: a 3-4 unit building is not allowed in the R2-L district, with no clear path to approval.
A variance is needed for the parking per unit (the Zoning Board granted 100% of 11 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 parking per unit.
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

4-8 months Estimate

Building-permit review only (plus any zoning hearing this option needs); zoning review, site-plan, geotech, PWSA and DOMI steps are not included.

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

Planning badge: shown for publicly owned land only.

What would unlock it

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

Parking minimum removed+1 points · +4 units by right

Note: Fits only with relief from: parking per unit.

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": 2,
    "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": "0085M00035000000",
  "slope": {
    "cells": 7,
    "source": "USGS 3DEP elevation",
    "mean_pct": 7.8,
    "steep_share": 0,
    "resolution_m": 10
  },
  "tract": {
    "name": "1404",
    "geoid": "42003140400",
    "acs_year": 2024,
    "population": 2200,
    "median_rent": 2156,
    "vacancy_rate": 9.78,
    "median_income": 194688,
    "rent_burden_30_pct": 48.31,
    "rent_burden_50_pct": 32.2
  },
  "zoning": {
    "code": "R2-L",
    "type": "TWO-UNIT RESIDENTIAL LOW 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 30 ft. Interior side setback is zero on a party-wall side for attached units (§903.03.B.2). Single-Unit Attached Residential is P. 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.B.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, Low Density",
      "max_height_ft": 40,
      "parking_per_unit": 1,
      "min_lot_area_sqft": 3000,
      "max_height_stories": 3,
      "min_rear_setback_ft": 30,
      "min_side_setback_ft": 5,
      "max_lot_coverage_pct": null,
      "min_front_setback_ft": 30,
      "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": "Point Breeze",
    "public_owner": null,
    "tax_delinquent": null,
    "delinquency_band": null,
    "street_trees_15m": 0
  },
  "hud_fmr": {
    "br0": 1250,
    "br1": 1340,
    "br2": 1620,
    "br3": 2070,
    "br4": 2230,
    "zip": "15217",
    "year": 2026,
    "level": "small area (ZIP)",
    "source": "HUD Fair Market Rents"
  },
  "permits": {
    "recent": [
      {
        "date": "2025-07-24",
        "type": "Building & Development Application",
        "work": "Existing (alteration/addition)"
      },
      {
        "date": "2019-10-25",
        "type": "BUILDING",
        "work": "MINOR ALTERATION"
      }
    ],
    "count_5y": 1
  },
  "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": 146,
    "frequent_stops_800m": 14,
    "nearest_frequent_stop_m": 187
  },
  "centroid": {
    "lat": 40.445618,
    "lon": -79.919254
  },
  "overlays": [
    {
      "attrs": {
        "in_city": "Y",
        "authority": "PWSA/ALCOSAN",
        "sewershed": "A-42"
      },
      "label": "A-42",
      "layer": "combined_sewer",
      "share": 1
    },
    {
      "attrs": {
        "code": "RCO - Point Breeze Organization",
        "criteria": "RCO - Point Breeze Organization"
      },
      "label": "RCO - Point Breeze Organization",
      "layer": "zoning_overlay_pgh",
      "share": 1
    }
  ],
  "slope_1m": {
    "cells": 672,
    "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)",
    "max_pct": 23.9,
    "p95_pct": 17,
    "mean_pct": 8.9,
    "steep_25": false,
    "resolution_m": 1,
    "share_over_15": 0.126,
    "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": "2026-09-26T21:32:10.223321+00:00"
  },
  "assessment": {
    "use": "SINGLE FAMILY",
    "as_of": "2026-09-01",
    "class": "RESIDENTIAL",
    "source": "Allegheny County Property Assessments",
    "address": "1311 DENNISTON ST",
    "stories": 2.5,
    "fmv_land": 100600,
    "municode": "114",
    "abatement": false,
    "condition": "GOOD",
    "fmv_total": 397200,
    "homestead": true,
    "owner_type": "REGULAR-ETUX OR ET VIR",
    "year_built": 1920,
    "fmv_building": 296600,
    "municipality": "14th Ward - PITTSBURGH",
    "is_pittsburgh": true,
    "lot_area_sqft": 7500,
    "last_sale_date": "2013-05-03",
    "last_sale_price": 425000,
    "living_area_sqft": 3456
  },
  "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": true,
  "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": 62,
    "flooding_311_5y_tract": 87,
    "tract_nfip_claims_10y": 1,
    "tract_nfip_median_premium": 413.5
  },
  "street_frontage": "street",
  "flood_1pct_share": 0,
  "lot_area_sqft_gis": 7215,
  "tract_designations": {
    "dda": true,
    "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": 2350,
  "landslides_within_300ft": 0,
  "red_bed_landslides_300ft": 0,
  "streams_or_wetlands_within_100ft": false
}

Homes (units)	4	Site-fit scheme (QuickFit)
Finished (livable) floor area	5,491 sq ft (1,373 per home)	Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)
Land price	$149,000range $61,000–$323,000	Allegheny County vacant-land sales — Vacant-land sales in 12 areas of the same market tier as Point Breeze (75 sales, 2019-02 to 2026-07): median $20.67 per sq ft of lot × 7,215 sq ft = $149,134; range = middle half of the sales ($8.42–$44.70/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.
Demolition of the existing building	not set	Awaiting local cost data
Dumpsters and DOMI street-occupancy permit (no on-site staging)	$3,000	Awaiting local cost data — DOMI fee schedule applies inside the City of Pittsburgh.
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 ($10,231)	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	$8,000range $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	2.67%	Assumption, edit me — civil/grading $8,000 + survey $2,500 + builder's risk and liability 1.5% ($16,290) + title and closing 1.5% of land ($2,235)
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	6	Ease Score months to a permit
Months to build	12	Assumption — editable
Property taxes while holding, monthly	$904	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	$358/SF	Allegheny County sales (valid new-construction comps) — Median of 12 new-construction sales within 3 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)	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	$1,600	HUD Small Area Fair Market Rent FY2026, ZIP 15217 (benchmark, not listings) — 2-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15217 (benchmark, not listings)
Assessed value after completion (for taxes)	$981,960range 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% × $1,960,000 (estimated sale value from new-construction comps) = $981,960. 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	27.307 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.

1311 Denniston St

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 · 3-4 unit building

Best options and street precedent

Highest and best use (screening)

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent

General buildability

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent