Development Feasibility Study

6634 Reynolds St

Point Breeze, Pittsburgh, Pennsylvania

Parcel ID

0126A00012000000

Zoning

R1D-VL — Single-Unit Detached Residential Very Low Density

Date

September 27, 2026

Scenario studied

Townhouse row, 7 units, 3 stories, new construction, for sale

Lot

20,258 sq ft

Lot plan with the buildable area and the studied footprint. The true-scale site plan is sheet EA-101 in Section 3.

Decision support — not legal, financial, or engineering advice. This study screens a parcel with public data and published rules. It is not an appraisal, a zoning determination, a survey or an engineering report. Every number is footnoted to its source in Appendix A. Costs are editable defaults with a source label on each; values marked “not included” or “awaiting” are not yet known and are never filled with guesses. Prepared by the EaseScore.AI engine · report v0.1.

1Summary in plain English

Studied exit: sell

If built to sell	Amount
Gross sellout	$2,275,000
Less selling and closing costs	−$57,000
Less total development cost	−$2,030,000
Developer profit	$188,000
Margin (profit on cost)	9.3%

If you rented instead… about $109,600 a year after running costs (NOI), 5.4% yield on cost; a local cap rate is needed to value it. Details in Sections 8 and 9.^{[1, 2]}

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

At $284/sf the project earns 9.3% on cost (4.8% after about $91,000 of loan interest between completion and the last sale, which the budget leaves out) vs. the 15% target. It reaches the target at about $299/sf, $101,000 lower cost; no land price gets there (residual land value −$15,000).^{[1, 2]}

Table 1. Returns & investment criteria (editable)^[1]

Criterion	Value	This project
Target developer profit (share of total development cost)	15%	9.3% on cost
Minimum contingency (share of hard cost)	10%	Contingency in the budget: 10% of hard cost, meets your 10% minimum.
Maximum construction loan (loan-to-cost)	75%	At your 75% maximum loan-to-cost the loan is about $1,460,000 and the equity needed about $570,000. The budget's loan assumption (80% of cost) is above your maximum; lower "Loan-to-cost" under "Change the plan" on the parcel page to match.

Defaults are assumptions (Assumption, edit me (a common for-sale developer target is 15–20% of cost)). Change them in the Pro forma; the report link carries them (dc_margin, dc_cont, dc_ltc).

Table 2. From sellout to developer profit^[2]

Gross sellout: 7 homes × $325,000 ($284/sf × 7,997 finished sq ft)	$2,275,000
Less selling and closing costs	−$57,000
Net sale proceeds

2Project scenario

The scenario is the building this study tests. Unless you chose one, it is the scheme our site-fit solver ranked first for the goal “most homes”^[6].

Table 6. The studied scenario

Strategy	Best fit found by QuickFit
Building type	Townhouse row
Homes (units)	7
Unit size on the ground	14 ft wide × 32 ft deep
Stories / height	3 stories, about 35 ft
Floor area	9,408 sq ft gross; 7,997 sq ft livable (net)
Parking	No parking: 0 spaces (0 required)
Lot split	Needed: each townhouse sits on its own new lot
Lot coverage	16%
Zoning status	Needs approval: Special exception for the use; Variance for lot size
What limits it	The 5 ft side setback is the limit on this townhouse row..
Sale or rent	Built to sell
Affordable mode	Off
Changed from defaults	Nothing: all defaults

Solver warnings for this scheme

Corner lot: front is on front street; the other street side uses the street-side setback.
No parking required here.

Other building types that fit

Table 7. Best scheme for each building type^[6]

Building type	Homes	Gross sq ft	Stories	Parking	Zoning	Limited by
Single-family house	1	3,300	3	1 garage	By right	Zoning isn't what limits this single-family house: it's sized as a typical home and the lot has room to spare.
Townhouse row	7	9,408	3	None	Needs approval	The 5 ft side setback is the limit on this townhouse row.

3Site analysis

3.1 Location and neighborhood

6634 Reynolds St is in Point Breeze, 14th Ward - Pittsburgh^{[15, 16]}. In its census tract (1404), the median household income is $194,688, the median rent is $2,156 a month, and 9.8% of homes are vacant; 48.3% of renters spend more than 30% of income on rent^[17]. The Registered Community Organization here is Point Breeze Organization^[18].

3.2 Lot size and shape

The county lists the lot at 21,911 sq ft^[15]; the GIS outline measures 20,258 sq ft^[3]. It has 3 sides, with 192 ft of street frontage. No building stands on the lot in the county footprint data.

The site plan (sheet EA-101, at the end of this section) draws the lot to scale at 1″ = 50′, a smaller scale than the usual 1″ = 10′ to 40′ because the lot is large: lot lines and dimensions, zoning setbacks, the buildable area, the studied footprint, neighboring buildings, the street, 2-foot lidar contours, ground steeper than 25% and mapped hazard limits. Keynotes on the sheet explain each item.

3.3 Terrain

From 1-meter lidar, the lot’s average slope is 3.8%, and the steepest 5% of it is over 7%^[19]. 0% of the lot is steeper than 25%, the line where Pittsburgh’s grading rules and most builders start to treat ground as steep; 0% is steeper than 40%.

Figure 1. Share of the lot in each slope class (1,882 one-meter cells)^[19].

A contour map can be added with the app’s “Capture view” (terrain mode).

3.4 Hazards

Table 8. Hazards checked

4Zoning and approvals

The lot is zoned R1D-VL (Single-Unit Detached Residential, Very Low Density)^[8]. The rules below are transcribed from the Pittsburgh Zoning Code^[9]; transcription confidence: confirmed. Note: 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. VL interior side yard for R1D/R2/R3 is 5 ft on one side and 10 ft on the other. Interior side setback is zero on a party-wall side for attached units (§903.03.A.2). Single-Unit Attached is P/S in R1D: by right on lots 35 ft wide or narrower, special exception on wider lots (§911.04.A.69A). 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.

Table 10. Allowed uses in R1D-VL

Use	Code	What it means
One house (single-unit detached)	P	Allowed by right
Townhouse on its own lot (single-unit attached)	P	Allowed by right
Two homes (two-unit)	N	Not permitted
Three homes (three-unit)	N	Not permitted
Four or more (multi-unit)	N	Not permitted

Table 11. Dimensional rules: required vs. the studied scheme^{[9, 6]}

Rule	Required	Scheme	Meets?
Minimum lot size	6,000 sq ft	20,258 sq ft	Yes
Front setback	30 ft	Kept (inside buildable area); contextual setback may apply	Yes
Rear setback	30 ft	Kept (inside buildable area)	Yes
Side setback	5 ft	Kept (inside buildable area)	Yes

5Process and timeline

Our requirements engine checks 71 possible steps against this lot and project^[10]: 19 required, 13 likely, 13 possible, 6 ask, 20 not needed. “Required” means a cited law or rule requires it here; “Likely” and “Possible” are strong or weaker signals; “Ask” means we need an answer from you.

Figure 3. Phases in order with the number of items in each^[10]. Review times are not loaded yet, so no durations are drawn.

6Market analysis

Sales comparables

We use only valid arm’s-length sales of the same kind of property, nearest first. At least 5 are needed; if there are fewer, the search widens step by step^[13]. We found 32 single family sales within 0.25 miles from 2021-10-08 to 2026-07-20. Median sale price $632,500; median $305 per sq ft of living area^[13].

Search steps: 32 within 0.25 mi.

Comps search widened

No valid sales of "municipal government" property in the last 5 years; showing single-family sales as a reference.

7Development budget

Costs use the EaseScore.AI cost assumptions cost-assumptions.v0.2^[1]: Standard infill construction at $190 per finished sq ft^[12], on 7,997 sq ft (site-fit layout (Townhouse row): 9,408 sq ft gross, 7,997 sq ft finished (livable), 1,142 sq ft per home^[6]). Every line shows its source label; every value can be changed on the parcel page.

Table 24. Development budget (CAPEX)

Line	Amount	Basis and source
Land
Land (purchase price)	$85,000	Public land: price set by the agency. Likely from agency sales of vacant lots in 7 areas of the same market tier as Point Breeze (34 sales, 2019-05 to 2026-04): median $4.18 per sq ft × 20,258 sq ft = $84,678; the range runs from the 25th percentile of agency sales up to the private market (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 × 20,258 sq ft = $418,733).. Public land: price set by the agency^[15]
Hard costs
Construction (base, standard foundation)	$1,519,000	7,997 finished sq ft × $190/SF (Standard infill). Pittsburgh builder published ranges with the builder's fee removed (÷ about 1.20)^{[12, 1]}
Water and sewer laterals (excavation, street opening, restoration)	$70,000	7 houses × $10,000. Assumption; confirm with a contractor^[1]
Soft costs
Architecture and design	$64,000	4% of hard cost, at least $8,000. Assumption, edit me^[1]
Contingency
Contingency (flat)	$159,000	10.0% of hard cost. Incline Homes (10%)^[1]
Financing and holding
Construction loan interest	$66,000	loan × average share drawn × annual rate × construction months ÷ 12.

8Operations (if rented)

This section applies if the homes are rented. This study’s scenario is to sell; the rental view is shown for comparison.

Property taxes

Total tax rate: 26.35 mills, meaning $26.35 of tax per $1,000 of assessed value each year^[40]. On today’s assessment of $103,900^[15], that is $103,900 ÷ 1,000 × 26.35 = $2,738 a year. A new building is reassessed higher; the estimate after completion is below.

Table 25. Tax rate by taxing body, tax year 2026^[40]

Taxing body	Type	Mills
Allegheny County	county	6.43
City of Pittsburgh	municipality	9.67
Pittsburgh	school district	10.25
Total		26.35

Taxes after construction

Table 26. Property tax today and after completion^{[40, 15]}

When	Assessed value	Mills	Tax a year
Today (current County assessment)	$103,900	27.307	$2,837
After completion (all 7 homes)	$1,140,000	27.307	$31,000
After completion, per home			$4,400

Millage: 2026 millage: City 9.67 + parks 0.50 + library 0.25 + Pittsburgh Public Schools 10.457 + Allegheny County 6.43. Assessment ratio: 50% (middle half 44%–61%), Completed projects: County assessed value ÷ first sale price, 38 new homes. 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% × $2,275,000 (estimated sale value from new-construction comps) = $1,139,775. 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.

Tax abatements (for example LERTA) are not modeled; check eligibility with the City, County and school district.

Rent roll and operating costs

Table 27. Operating statement, from the finance engine

9Financing and returns

Every measure below is computed by the finance engine^[2] from the budget in Section 7 and the assumptions in Appendix C. Rows that still need an input (a market cap rate, a hold period, a discount rate) say what they need. The formula column is the math in plain words.

Sources and uses

Every dollar in and out during construction. Uses are the budget in Section 7. Sources assume a construction loan at 80% of cost^[1]; the rest is the developer’s cash (equity). No grants are assumed unless entered.

Table 30. Sources and uses of funds

Uses	Amount	Share	Sources	Amount	Share
Land (purchase)	$85,000	4%	Construction loan	$1,557,046	77%
Hard costs (construction and site work)	$1,589,000	78%	Developer equity (cash in)	$472,954	23%
Soft costs (design, permits, legal, fees)	$114,000	6%
Contingency	$159,000	8%
Financing and holding (interest, lender fees, taxes while building)	$86,000	4%
Total uses	$2,030,000	100%	Total sources	$2,030,000	100%

10Affordable scenario

Affordable mode is off for this study. The limits and designations below are shown for reference.

Census tract status: not a HUD Qualified Census Tract; in a Difficult Development Area; not in an Opportunity Zone^[44]. Qualified tracts can raise tax-credit funding for a project.

Table 32. Maximum monthly rent by income level (percent of area median income, AMI), Allegheny County^[7]

Income level	Studio	1 BR	2 BR	3 BR	4 BR
30% AMI	$579	$621	$745	$861	$960
40% AMI	$773	$828	$994	$1,148	$1,281
50% AMI	$966	$1,035	$1,242	$1,435	$1,601
60% AMI	$1,159	$1,242	$1,491	$1,722	$1,921
70% AMI	$1,352	$1,449	$1,739	$2,009	$2,241
80% AMI	$1,546	$1,657	$1,988	$2,297	$2,562

Rental funding gap: needs loan terms

The rental gap is the total development cost ($2,030,000, Section 7) minus what the restricted rents can support in a permanent loan and equity. It needs the lender’s minimum debt coverage, the permanent loan rate and term, and the equity you commit; none of these has a default.

Tax abatement scenario (illustrative)

Pennsylvania lets local taxing bodies phase in the added value from new construction (LERTA-style abatements). Program terms differ by taxing body and were not checked for this lot, so this is an illustration, not a program quote. Assumption, editable: 100% of the tax on the added value is abated for 10 years^[1]. The added value is the pro forma’s assumption (construction cost), taxed at 27.31 mills^[40].

Table 33. Effect of the abatement

Added assessed value (assumed)

11Sensitivity and scenarios

Sensitivity shows which assumption moves the result most^[2]. Conservative: construction cost +10%, sale price −10%, interest rate +1 point (Assumption — editable). Optimistic: the same moves the other way.^[1]

Table 34. Sensitivity scenarios, not the estimate's range (built to sell)

Measure	Conservative	Base	Optimistic
Total development cost	$2,234,599	$2,032,739	$1,832,516
Profit	−$238,287	$185,386	$607,421
Profit margin	−10.7%	9.1%	33.1%

These scenarios are what-ifs that move construction cost, sale price and the interest rate together. The estimate's range shown on the parcel page comes from each input's documented range instead: total cost $1,670,000 to $2,660,000, profit margin −22.0% to 29.6% (likely 9.3%).

12Risks and mitigations

Red flags

Only three things are red flags: the FEMA floodway, no legal access, or an active contamination site on the parcel.

None found in our data.

Review required

No review items found in our data.

Zoning permission

Townhouse Row: Special exception (Zoning Board hearing)

Permission for this use is part of the zoning analysis (Section 4) and is weighed in the Ease Score, not treated as a red flag^[9].

Special exception for the use

Townhouse row is listed as a special exception in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.07). Decided by the Zoning Board of Adjustment (public hearing).^[9]

Mitigation: Meet zoning staff before applying; talk to the Registered Community Organization early.

Variance for lot size

Each home's lot would be about 2894 sq ft; minimum 6000 (§903.03.A.2 site development standards table (current text; §922.09 variances (confirm)). Decided by the Zoning Board of Adjustment (public hearing).^[9]

Mitigation: Meet zoning staff before applying; talk to the Registered Community Organization early.

Data gaps

Table 35. Missing inputs and what they affect

Missing	Effect on this study	How to close it
Local bids	Construction costs are published builder ranges and editable estimates, not quotes for this lot.	Get a contractor's estimate and enter it in the pro forma.
City review times	The timeline shows the order of steps but not their length.	Ask the City's zoning and permit offices for current review times.
Listing-level rent comps	Rents rely on a ZIP-level index and HUD Fair Market Rents only.	Survey current listings nearby.
Absorption and lease-up data	Months to sell or lease up are editable assumptions (Section 6), supported only by counts of nearby sales, not a market study.	Ask local brokers how long similar homes took to sell or lease.
Which water utility serves the lot	Fees assume Pittsburgh Water (PWSA); some City neighborhoods are served by Pennsylvania American Water.	Confirm the utility with a water and sewer availability letter.

13Conclusion and next steps

This study is decision support, not a recommendation to buy or build. It shows what public data and published rules say about this lot, and what is still unknown.

What must be true for this to work

The needed approvals are granted: special exception for the use; variance for lot size.
Costs come down, or the value goes up, enough to close the gap in Section 10 (for example through a lower land price, a simpler design, or a subsidy).
A survey confirms the lot lines, frontage and buildable area.

First three actions

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). 7-unit building falls under the IBC: a geotechnical investigation is required unless the building official waives it (IBC §1803.2).^[10]
Variance (Zoning Board of Adjustment (hearing)). Variance for lot size: each home's lot would be about 2894 sq ft; minimum 6000 (§903.03.A.2 site development standards table (current text; §922.09 variances (confirm)).^[10]
Special exception (Zoning Board of Adjustment). Special exception for the use: townhouse row is listed as a special exception in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.07).^[10]

14Limiting conditions

This study rests on the assumptions and limits below. Read the results with them in mind.

What the analysis assumes

Public records are correct as published: lot lines, lot size, assessed values, zoning districts and overlays, and past Zoning Board decisions.
The building shape is a placeholder layout from our site-fit solver, not an architect’s design (Appendix C).
Costs, loan terms, selling costs, months to sell or lease, and the tax abatement are editable defaults, each with a source label (Appendix C).
Values come from recent recorded sales and rent indexes on the dates shown; markets change.
Zoning rules are read from a hand-transcribed table of the City code for R1D-VL; the Zoning Administrator’s reading governs.

What was not inspected

No site visit, survey, title search, soil or geotechnical test, environmental assessment, or building inspection.
No check of utilities at the curb, easements, deed restrictions, or liens.
No appraisal and no contractor bid. No review of the seller’s price or terms.
No conversation with the City, the Zoning Board, neighbors or community groups.

Out of scope

The developer’s capacity and financial strength (experience, balance sheet, credit, ability to raise equity or carry the project) are out of scope. So are tax, legal and lender underwriting, and the award of any subsidy or tax credit.

Data vintages

Table 36. Data sources cited in Sections 1–13 and their dates

#	Source	Publisher	Data date
1	Cost assumptions cost-assumptions.v0.2 (EaseScore.AI)	EaseScore.AI	effective 2026-09-27
2	Finance module (EaseScore.AI engine)	EaseScore.AI	deterministic
3	Parcel boundaries (GIS)	Allegheny County	vintage not recorded in our database
4	Ease Score (EaseScore.AI engine)	EaseScore.AI	scoring config 0.2
5	Zoning Board of Adjustment and City Council zoning decisions	City of Pittsburgh (collected by EaseScore.AI)	decisions 2026-04-17 to 2026-06-24
6	QuickFit site-fit solver (EaseScore.AI engine)	EaseScore.AI	deterministic; same inputs give the same result

ASources and data dates

Numbered in the order first cited. “Vintage not recorded” means our database does not store the publisher’s data date yet.

[1] Cost assumptions cost-assumptions.v0.2 (EaseScore.AI). EaseScore.AI. effective 2026-09-27. Every default is editable and carries a source label: “Pittsburgh builder published ranges”, “Estimate — confirm with bids”, “Local project data (owner-provided)”, “Assumption — editable”. Full list in Appendix C.
[2] Finance module (EaseScore.AI engine). EaseScore.AI. deterministic. Holds no prices, costs or rates of its own: every input comes from the cost assumptions, the database or the user; missing inputs stay missing.
[3] Parcel boundaries (GIS). Allegheny County. vintage not recorded in our database. Lot outline, GIS lot area and the site plan (sheet EA-101).
[4] Ease Score (EaseScore.AI engine). EaseScore.AI. scoring config 0.2. Deterministic; weights and curves live in one versioned config file. Factor sources are listed in Appendix D.
[5] Zoning Board of Adjustment and City Council zoning decisions. City of Pittsburgh (collected by EaseScore.AI). decisions 2026-04-17 to 2026-06-24. Counts one row per requested item; granted = outcome "granted" or "partially granted"; denied = outcome "denied"; withdrawn, expired and pending items are not counted.
[6] QuickFit site-fit solver (EaseScore.AI engine). EaseScore.AI. deterministic; same inputs give the same result. Building sizes and story ranges are editable placeholders, not standards. See Appendix B.
[7] LIHTC rent and income limits (Allegheny County). Pennsylvania Housing Finance Agency. 2026. https://www.phfa.org/mhp/rent_and_income_limits/
[8] Zoning districts. City of Pittsburgh Department of City Planning. vintage not recorded in our database.
[9] Pittsburgh Zoning Code, Title Nine (transcribed rules table). City of Pittsburgh. code as transcribed Sept. 2026. Sections used: §903.03.A.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 https://library.municode.com/pa/pittsburgh
[10] Requirements catalog and rules (EaseScore.AI engine). EaseScore.AI, from the Pittsburgh Code and agency handouts. catalog as of Sept. 2026. Each item cites its code section in Section 5.

BMethods and formulas

Site and data methods

Slope. Slope is computed for each 1 m lidar cell inside the lot; shares are the fraction of cells above 15%, 25% and 40%^[19].
Overlays. A hazard or zoning overlay’s share is the part of the lot’s area inside it.
Street frontage. A lot fronts a street when an opened street centerline is within 20 m; front edges are the lot edges nearest that street^[11].
Sales comps. Valid arm's-length sales only (county sale code 0), price ≥ $1,000, same property use, nearest first; comps list shows up to 25. The search widens by distance and years until at least 5 are found^[13].
Zoning decision rates. Granted ÷ (granted + denied), shown only when at least 5 requests were decided; partial grants, withdrawals and pending items are left out^[5].
Requirements. Each item is REQUIRED only when a cited law or rule requires it for this lot and project; otherwise it is Likely, Possible, Ask, or Not needed, with the reason shown^[10].

Site-fit solver (QuickFit)

The buildable area is the lot minus a setback strip along each edge, minus any area that must be removed (only the FEMA floodway today). Unit rectangles are packed along the frontage and made as deep as allowed. Each scheme is checked for use permission, height and stories, lot size and lot area per unit, parking, and floor area ratio and coverage when the district has them. The limiting rule is found by relaxing each rule in turn. Footprints are rectangles; one building per lot^[6].

Finance formulas

Table 37. Formulas used by the finance engine^[2]

Measure	Formula
Months to approval, including delay	approval months + approval delay months
Months to build, including delay	construction months + construction delay months
Months from purchase to finished building	approval period + construction period
Land / purchase price	purchase price
Construction cost before site lines	hard cost (entered as a total)
Site work, demolition, grouting, retaining walls	hardSiteLines.siteWork

CAssumptions used

Every value the study used, and every value it still needs. “Placeholder” means an editable starting point, not a standard.

Table 38. Site-fit building sizes (placeholders)^[6]

Building type	Unit width	Unit depth	Stories	Floor to floor	Garage tried
Single-family detached	16–32 ft	24–40 ft	2–3	10 ft	Yes
Duplex (side by side)	16–24 ft	28–40 ft	2–3	10 ft	Yes
Townhouse row	16–26 ft	28–40 ft	2–3	10 ft	Yes

Other solver placeholders: livable share of floor area 85%; garage bay 10 × 20 ft; surface stall with drive 200 sq ft; 1 space per home when parking is chosen (never below the minimum).

Table 39. Pro forma inputs used (cost-assumptions.v0.2, effective 2026-09-27)

Input	Value used	Range	Source
Homes (units)	7	—	Site-fit scheme (QuickFit)^[6]
Finished (livable) floor area	7,997 sq ft (1,142 per home)	—	Site-fit scheme (QuickFit) — Floor area × the solver's livable share (placeholder)^[6]
Land price	$85,000	$4,000–$419,000	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 Point Breeze (34 sales, 2019-05 to 2026-04): median $4.18 per sq ft × 20,258 sq ft = $84,678; the range runs from the 25th percentile of agency sales up to the private market (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 × 20,258 sq ft = $418,733).^[1]
Build quality	Standard infill — Clean modern finishes, efficient plan (default)	—	Pittsburgh builder published ranges with the builder's fee removed (÷ about 1.20)^[12]
Construction cost per finished sq ft (includes builder overhead and profit)	$190/SF	$165–$210/SF

DEase Score breakdown

The Ease Score (0–100) measures the barriers to getting housing built on this lot: rules, ground, hazards, access and process. It measures barriers to building, not whether it's a good investment. Money is not in it; that is the separate “Pencils?” result. Score for townhouse row: 80 (Few barriers)^[4]. Factors with evidence carry 100% of the weight. Scoring config 0.2.

Table 41. Factors (score = weighted average of factors with evidence)

Factor	Weight	Sub-score	Evidence	In plain words
F1 · Zoning permission	25	50	complete	A single-unit attached home (rowhouse) is allowed only by special exception (Zoning Board hearing) in R1D-VL (§911.02 Use Table); it needs a dimensional variance (min lot area), granted 86% of the time (citywide dimensional variances (242 cases, 2025–2026): 207 granted; R1D-VL has only 1 decided) (the contextual front setback was also tried and is not enough).
F2 · Terrain / buildable ground	20	100	complete	0% of the lot is steeper than 25%.
F3 · Geohazards	15	95	partial	Combined-sewer area (basement backup risk).
F4 · Access & infrastructure	15	90	partial	Fronts an opened street; water/sewer service not confirmed (scored as unknown); frequent transit 122 m away.
F5 · Approval burden & time	15	76	complete	3 approval steps beyond a building permit (special exception, dimensional variance, subdivision).
F6 · Lot & acquisition readiness	5	90	complete	Vacant lot; publicly owned (City of Pittsburgh; city / land bank path).
F7 · Market activity	5	83	complete	149 valid sales and 145 completed building permits within 1/2 mile in 3 years: busier than 83% of City parcels.

Table 42. Score by building strategy

Strategy	Score	Band

ELimitations

What this study is and is not

It is a screening study built from public data and published rules, computed the same way every time. It is not an appraisal, a zoning determination, a survey, an environmental assessment, or engineering, legal or financial advice. Verify every item with the permitting office, a surveyor, an engineer, your lender and your accountant.

Who this helps and who it could hurt

It helps homeowners, small builders, nonprofits and planners see the rules, hazards and costs of a lot early, before paying a consultant. It could hurt people in these ways, and this is what the tool does today:

Buying on an estimate. A lot that “fits” here may not fit after a survey or engineer looks. Scores and costs show ranges, each number cites its source, and this study lists its data gaps.
Targeting owners behind on taxes. No owner names are stored or shown. Tax-delinquency filters and labels apply to publicly owned land only; a private owner’s tax status is never shown or exported. There is no “motivated seller” feature.
Displacement where rents are rising. The Policy and Nonprofit seats show rent burden as context. It is never used to compute the Ease Score.
Thin data. Areas with less data get wider ranges or a “Preliminary — insufficient evidence” score instead of one number, which can steer attention by data quality rather than need.
Older homes. Buildings that would not meet today’s code point to the rule, not the house. This study does not rule on whether any home is legal to keep.

More at easescore.ai/limitations#who-it-helps.

What the tool can get wrong

GIS lot lines, street frontage and building footprints can be off by several feet, which matters on small lots.
The site-fit solver uses rectangular footprints and placeholder sizes, and does not yet remove steep ground from the buildable area.
Zoning rules were transcribed by hand; overlays, compatibility standards and some exceptions are not modeled.
Mine maps are incomplete; the absence of a mapped mine does not prove there is none.
Rents are asking rents, property taxes after building are estimates (the County sets them), and permit times are City targets, not guaranteed.
Sales comps are mostly older homes, so they are a reference for new construction, not a price.
Past zoning decisions describe history, not the outcome of any future case.

Data gaps for this parcel

Local bids: Construction costs are published builder ranges and editable estimates, not quotes for this lot.
City review times: The timeline shows the order of steps but not their length.
Rents rely on a ZIP-level index and HUD Fair Market Rents only.

FGlossary

AMI (area median income): The middle household income for the region. Affordable rents are set as a percent of it.
By right: Allowed without a public hearing, as long as the project meets the written rules.
CAPEX: The one-time money to buy the land and build.
Cap rate: A property’s yearly net income divided by its value. Buyers use it to price rentals.
Combined sewer: Old pipes that carry both rainwater and sewage. In heavy rain they can back up.
Comps (comparable sales): Recent sales of similar nearby homes, used as a price reference.
Conditional use: A use that needs Planning Commission review and City Council approval.
Contingency: Money set aside for surprises during construction.
DSCR (debt service coverage ratio): Yearly net income divided by yearly loan payments. Lenders want it above about 1.2.
Equity: The cash the owner puts in, as opposed to the loan.
FAR (floor area ratio): Total floor area divided by lot area.
Floodway: The channel of a river or stream and the land next to it that must stay open to carry floodwater.
Geotechnical report: An engineer’s study of the soil and rock, used to design foundations and walls.
Hard costs: The cost of physical construction: labor and materials.
IRR (internal rate of return): The yearly return a project earns over its life, counting when money goes in and comes out.
LIHTC: Low-Income Housing Tax Credits: federal credits that raise equity for affordable housing.
Mill (millage): Property tax rate: one mill is $1 of tax per $1,000 of assessed value.
NOI (net operating income): Rent collected minus the costs of running the building, before loan payments.

1Summary in plain English

6634 Reynolds St · Point Breeze, PITTSBURGH · Parcel 0126A00012000000 · R1D-VL zoning · 20,258 sq ft lot

By right, this lot allows one single-family home, and it pencils at about a 28% margin on current new-home sale comps; construction at about $190 per finished sq ft is the main cost.

A row of 7 townhouses would need a special exception and a variance for the minimum lot area, and there are too few nearby cases to judge.

Fewest barriers by the Ease Score: New single-family house, 96 (Few barriers).

Preparing the full study (site, zoning, market, budget, returns, risks and appendices)…

How confident is each part?

Table 5. Confidence grades, by fixed rules (printed below)

Line	Amount	Basis and source
Land
Land (purchase price)	$85,000	Public land: price set by the agency. Likely from agency sales of vacant lots in 7 areas of the same market tier as Point Breeze (34 sales, 2019-05 to 2026-04): median $4.18 per sq ft × 20,258 sq ft = $84,678; the range runs from the 25th percentile of agency sales up to the private market (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 × 20,258 sq ft = $418,733).. Public land: price set by the agency^[15]
Hard costs
Construction (base, standard foundation)	$1,519,000	7,997 finished sq ft × $190/SF (Standard infill). Pittsburgh builder published ranges with the builder's fee removed (÷ about 1.20)^{[12, 1]}
Water and sewer laterals (excavation, street opening, restoration)	$70,000	7 houses × $10,000. Assumption; confirm with a contractor^[1]
Soft costs
Architecture and design	$64,000	4% of hard cost, at least $8,000. Assumption, edit me^[1]
Contingency
Contingency (flat)	$159,000	10.0% of hard cost. Incline Homes (10%)^[1]
Financing and holding
Construction loan interest	$66,000	loan × average share drawn × annual rate × construction months ÷ 12.

Measure	Per home	Per sq ft	Total
Sale price needed for the 15% target	$342,000	$299/sf	$2,394,000
Sale price for zero profit	$297,000	$260/sf	$2,082,000
Cost reduction needed to reach the target			$101,000
Residual land value (maximum land price that hits the target)			−$15,000
Land price used in the budget (Public land: price set by the agency; agency and private vacant-land sales, 2019-02 to 2026-07)			$85,000

Measure	Best by right	Best with approval	Affordable (60% AMI rental)
Building	New single-family house	Townhouse row	One single-family home, rented at $1,722 a month (3 BR limit, 2026)
Homes	1	7	1
Zoning path	Allowed by right	Needs a special exception and a variance for the minimum lot area	Allowed by right
Past decisions	Not needed	There are too few nearby cases to judge	—
Total development cost	$700,000	$2,030,000	$700,000
Value or income	$920,000 in sales	$2,275,000 in sales	$7,664 a year after running costs
Profit or gap	$197,000 profit	$188,000 profit	1.1% yield on cost
Margin or yield	28.1% margin	9.3% margin	1.1% a year
Pencils?	Pencils	Doesn't pencil	Unlevered yield shown; a local cap rate is needed to value it

Part

Grade

Why, for this parcel

Zoning

High

R1D-VL rules transcribed from the Pittsburgh Zoning Code, with citations.

Site geometry

High

County parcel outline, 1 m lidar terrain and a placed site-fit building.

Geotechnical

Moderate

No landslide, mine or steep-slope trigger; screened from maps and lidar only (no borings).

Construction cost

Moderate

Cost model v0.2 defaults; confirm with local bids.

Sale revenue

Moderate

11 valid new-construction sales (5 or more needed for Moderate).

Financing

Placeholder

Default construction loan terms; no lender quote.

Schedule

Low

Months to a permit are estimated from typical approval steps, not permit records.

Overall

Preliminary

Screening study from public data.

The rules behind the grades

Zoning. High: City of Pittsburgh parcel whose zoning rules are transcribed from the Zoning Code and cited. Moderate: City parcel with a zoning code but no transcribed rules for it. Low: outside the City (the municipality's ordinance is not transcribed).

Site geometry. High: County parcel outline, 1 m lidar terrain and a site-fit building. Moderate: outline, but no lidar or no building placed. Low: no parcel outline.

Geotechnical. Low: landslide-prone overlay, undermined or mined-out ground, or a steep site (25% or more), with no geotechnical report on file. Moderate: none of these; screened from maps and lidar only, no borings. Never High without a report.

Construction cost. Moderate: cost model v0.2 (published local ranges, builder fee removed), backtested on 515 new County homes. Low: a cost item that applies is not included, or a hillside, landslide or mine site where site work is priced as allowances. Your input: you entered the construction cost.

Sale revenue. Moderate: 5 or more valid new-construction sales. Low: fewer than 5 (never filled in with older homes). Your input: you entered the sale price.

Financing. Placeholder: default loan terms (rate, loan-to-cost) and no lender quote. Your input: you entered the rate or loan-to-cost.

Schedule. Moderate: months to a permit from City permit records. Low: estimated from typical approval steps or a fallback assumption (outside the City, or no permit records). Your input: you entered the months.

Overall. Always Preliminary: a screening study from public data, not an appraisal, survey, geotechnical report or bid.

Status

Item

Why

Rule

Required

Realty transfer tax

PA Dept. of Revenue; municipality; school district

5% of the price, due at purchase and again at sale (Commonwealth of Pennsylvania 1% + Pittsburgh City 3% + Pittsburgh School District (in Pittsburgh City) 1%).

72 P.S. §8101-C et seq. (state 1%); local rates per Allegheny County

Required

Survey (boundary)

Licensed surveyor

Setbacks, permits, and lenders all rely on the true lot lines.

—

Required

Title search & title insurance

Title company

Every purchase needs clear title before closing.

—

Likely

Utility availability letters

Each utility

Vacant lot: confirm water, sewer, gas, and electric can serve it.

—

Possible

Lead water service line

Water authority (PWSA in the city)

Service-line data isn't loaded yet.

—

Possible

Phase I Environmental Site Assessment

Environmental consultant

No trigger found in our data; a lender may still require one.

ASTM E1527-21

Possible

Phase II Environmental Site Assessment

Environmental consultant

Only if the Phase I finds a recognized environmental condition.

—

Possible

Sewer lateral inspection / replacement at sale

Municipality / sewer authority

Pittsburgh City: sewer lateral test required at sale. conditional: PWSA dye test before sale only in separate sanitary sewer areas (Evidence of Compliance application decides); valid 3 yrs; no CCTV

—

Possible

Survey (topographic)

Licensed surveyor

New construction usually needs spot elevations for drainage design.

—

Possible

Tax abatement / incentive application

City / County / school district

Check City of Pittsburgh (e.g. LERTA) programs.

—

Ask

Appraisal

Lender

Will the project be financed?

—

Ask

Construction loan

Lender

Will the project be financed?

—

Comparable new-construction sales

11 valid new-construction sales within 3 mi: median $284 per finished sq ft, middle half $278–$310^[37]. Sale-revenue confidence: Moderate (11 valid new-construction sales (5 or more needed for Moderate)). The sale value in this study uses this median.

Table 31. Comparable new-construction sales (10 of 11 shown)^[37]

Address (block)

Miles

Sold

Price

Type

Finished sq ft

$/sq ft

Built

700 block of N Negley Ave

1.37

2025-05-16

$625,000

Attached

2,224

$281

2019

700 block of N Negley Ave

1.37

2026-03-06

$620,000

Attached

2,224

$279

2019

3900 block of Woolslayer Way

2.42

2024-11-08

$673,430

Attached

1,916

$351

2020

4600 block of Davison St

2.51

2025-02-05

$772,500

Attached

2,718

$284

2024

200 block of 42nd St

2.58

2024-04-19

$937,500

Attached

3,100

$302

2020

200 block of 42nd St

2.58

2025-11-19

$860,000

Attached

3,100

$277

2020

5300 block of Duncan St

2.60

2026-07-03

$773,000

Attached

2,440

$317

2021

5300 block of Duncan St

2.60

2025-01-20

$793,000

Attached

2,440

$325

2021

4000 block of Saint Johns Way

2.67

2026-06-12

$736,000

Attached

2,786

$264

2016

4000 block of Saint Johns Way

2.67

2025-04-24

$737,500

Attached

2,816

$262

2016

Shown: the 10 most similar of the 11 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 11. Bedrooms, bathrooms and parking are not in the County sale records, so they are not shown or adjusted. Only valid arm’s-length sales are used; no owner, buyer or seller names. On screen, addresses show the block only; the downloadable PDF lists full street addresses.

Reconciliation: The most similar sales are 700 block of N Negley Ave, 700 block of N Negley Ave and 3900 block of Woolslayer Way at $279–$351/SF. Projected pricing of $315,000–$355,000 per home ($278–$310/SF, the middle half of all 11 sales; the study uses the median, $284/SF, × 1,142 sq ft) reflects new construction (every sale was built within 10 years of its sale) and a smaller home than the typical sale (1,142 vs 2,683 sq ft), priced at the same $/SF. Parking is not in the County sale records, so it is not adjusted.

How the sales were chosen: Rule: sales in the same neighborhood (or municipality) when it has 5+; otherwise sales from areas in the same market tier or lower (never a richer market), else the nearest by distance; widen until 8, keep the nearest 12; drop sales beyond 1.5× the middle-half spread of $/SF. Market tier: Point Breeze existing homes sell for a median $315/SF; comps were limited to areas priced the same or up to 35% lower ($205–$315/SF existing-home median; Assumption, edit me; never a richer market): Central Lawrenceville, East Liberty, Lower Lawrenceville, O'HARA, Upper Lawrenceville. Size: too few sales within ±40% of the planned 1,142 sq ft, so all sizes were used. Result: 11 sales from the areas in the same market tier or lower, nearest first, in Central Lawrenceville, East Liberty, Lower Lawrenceville, Upper Lawrenceville; median $284/SF, middle half $278–$310/SF; 1 dropped as outliers. Search steps: 0 within 0.25 mi → 0 within 0.5 mi → 0 within 1 mi → 2 within 2 mi → 18 within 3 mi.

Older homes nearby sold for a median $305 per sq ft (32 sales within 0.25 mi). That is a floor, not the value of a new home.^[13]

Less loan interest from completion to the last sale (not in the budget; closing schedule in Section 6)	−$91,000
Profit after that interest · on cost	$97,000 · 4.8%

Hazard	What our data shows
Landslide-prone (City overlay)	Not in the overlay^[20]. Mapped slope-movement areas (1982 inventory) within 300 ft: 0^[21]
Undermined / mines	Not in the City’s undermined overlay^[22]. Mine subsidence insurance risk: not mapped; nearest mapped mined-out area not found; mine map sheet WPA_Pittsburgh_Sht_2_PGH^[23]. Mine maps are incomplete; absence of a mapped mine is not proof that no mine exists.
Flooding	Floodway 0%, 100-year zone 0%, 500-year zone 0% of the lot^[24]. In this census tract: 62 flood insurance policies and 1 claims in 10 years, median premium $414^[25]; 87 flooding complaints to 311 in 5 years^[26].
Sewer backup	In a combined sewer area (storm and sewage share pipes), where basement backups are more common in heavy rain^[27].
Contamination	0 cleanup records on the lot and 0 within 50 ft^[28]; 0 within 500 ft^[28].
Streams and wetlands	None within 100 ft^[29].

Street access	Fronts an opened street^[11]
Water and sewer	Assumed Pittsburgh Water (PWSA); confirm with an availability letter. Combined sewer area. At sale: conditional: PWSA dye test before sale only in separate sanitary sewer areas (Evidence of Compliance application decides); valid 3 yrs; no CCTV.^[30]
Transit	Nearest stop 122 m; nearest frequent stop 122 m; 34 frequent stops within 800 m (about half a mile)^[31]
Schools	City of Pittsburgh school district; Pittsburgh Public Schools feeder: Colfax K-8 (elementary), Colfax K-8 (middle), Allderdice (high)^[32]
Street trees within 15 m	0^[16]

Kind of request	Decided	Granted	Denied	Grant rate	Years
Special exception	1	1	0	Too few (<5)	2026–2026
Dimensional variance	1	1	0	Too few (<5)	2026–2026

What if	Rule now	Extra homes	Extra floor area
No parking minimum	—	0	0
No minimum lot size	6,000	0	0
No minimum lot area per unit	—	0	0

#	Option	Ease Score	Zoning path	Pencils?
1	New single-family · Easiest option that pencils	96 (Few barriers)	Allowed	Pencils
2	Townhouse row	80 (Few barriers)	Needs a special exception and a variance (minimum lot area)	Doesn't pencil
3	Duplex	70 (Some barriers)	Not allowed here: would need a rezoning or a use variance (hard to get)	Pencils
4	3–4 units	67 (Some barriers)	Not allowed here: would need a rezoning or a use variance (hard to get)	Can't tell yet
5	ADU (backyard unit)	—	No existing building on the lot.	—
6	Renovate existing	—	No existing building on the lot.	—

Status	Item	Why	Rule
Required	Realty transfer tax PA Dept. of Revenue; municipality; school district	5% of the price, due at purchase and again at sale (Commonwealth of Pennsylvania 1% + Pittsburgh City 3% + Pittsburgh School District (in Pittsburgh City) 1%).	72 P.S. §8101-C et seq. (state 1%); local rates per Allegheny County
Required	Survey (boundary) Licensed surveyor	Setbacks, permits, and lenders all rely on the true lot lines.	—
Required	Title search & title insurance Title company	Every purchase needs clear title before closing.	—
Likely	Utility availability letters Each utility	Vacant lot: confirm water, sewer, gas, and electric can serve it.	—
Possible	Lead water service line Water authority (PWSA in the city)	Service-line data isn't loaded yet.	—
Possible	Phase I Environmental Site Assessment Environmental consultant	No trigger found in our data; a lender may still require one.	ASTM E1527-21
Possible	Phase II Environmental Site Assessment Environmental consultant	Only if the Phase I finds a recognized environmental condition.	—
Possible	Sewer lateral inspection / replacement at sale Municipality / sewer authority	Pittsburgh City: sewer lateral test required at sale. conditional: PWSA dye test before sale only in separate sanitary sewer areas (Evidence of Compliance application decides); valid 3 yrs; no CCTV	—
Possible	Survey (topographic) Licensed surveyor	New construction usually needs spot elevations for drainage design.	—
Possible	Tax abatement / incentive application City / County / school district	Check City of Pittsburgh (e.g. LERTA) programs.	—
Ask	Appraisal Lender	Will the project be financed?	—
Ask	Construction loan Lender	Will the project be financed?	—

Status	Item	Why	Rule
Required	Accessibility design (Fair Housing Act / code) Architect; reviewed at permit	7 new units (Fair Housing Act covers buildings of 4+ units).	42 U.S.C. §3604(f)(3)(C); PA UCC / ICC A117.1
Required	Architectural drawings Architect / designer	Permits need drawings; sealed drawings above certain scope (confirm threshold).	—
Required	Energy code compliance Designer; reviewed at permit	New conditioned space.	PA UCC (34 Pa. Code Ch. 403) — IECC as adopted
Required	Fire alarm / sprinkler design and permit Fire protection engineer; PLI / fire marshal	7-unit building falls under the commercial building code.	—
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	7-unit building falls under the IBC: a geotechnical investigation is required unless the building official waives it (IBC §1803.2). Note: 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.	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)
Likely	Civil site plan Civil engineer	7 units.	—
Likely	Structural engineer Structural engineer	Multifamily building.	—
Likely	Utility upgrades (electric service, transformer) Duquesne Light / utility	7 units: expect a service upgrade; utility timelines can be long.	—

Status	Item	Why	Rule
Required	Parking & loading compliance Zoning review	Off-street parking required. R1D-VL minimum: 1 space(s) per unit → 7 for 7 unit(s).	Pittsburgh Zoning Code §914.02.A (Schedule A); §914.04 reductions
Required	Record of zoning approval / zoning application Zoning (Pittsburgh: OneStopPGH)	Zoned R1D-VL. New buildings, additions, and changes of use need zoning approval.	—
Required	Registered Community Organization meeting City Planning / RCO	Project needs a hearing and has 7 units: a development activities meeting with Point Breeze Organization at least 30 days before the first hearing.	Pittsburgh Code §178E.08(c)
Required	Variance Zoning Board of Adjustment (hearing)	Variance for lot size: each home's lot would be about 2894 sq ft; minimum 6000 (§903.03.A.2 site development standards table (current text; §922.09 variances (confirm)).	§903.03.A.2 site development standards table (current text; §922.09 variances (confirm)
Possible	Contextual setback determination Zoning Administrator	R1D-VL lets the front setback follow neighboring buildings (§925.06). Useful when the 30 ft standard doesn't fit; comparing neighbors needs building footprints (loading).	Pittsburgh Zoning Code §925.06
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?	—
Required	Special exception Zoning Board of Adjustment	Special exception for the use: townhouse row is listed as a special exception in this district (Pittsburgh Zoning Code §911.02 Use Table; §922.07).	Pittsburgh Zoning Code §911.02 Use Table; §922.07

Status	Item	Why	Rule
Required	Building permit PLI (Pittsburgh) / municipal building official	Construction work.	PA UCC (34 Pa. Code Ch. 403)
Likely	Electrical permit PLI / inspection agency	New or altered wiring.	—
Likely	Erosion & sediment control plan Allegheny County Conservation District; PA DEP	Lot is 20,258 sq ft; new construction commonly disturbs 5,000+ sq ft.	25 Pa. Code Ch. 102
Likely	Mechanical (HVAC) permit PLI / municipality	New or replaced heating/cooling.	—
Likely	Plumbing permit Allegheny County Health Dept	New or altered plumbing.	ACHD Article XV (Plumbing) — confirm
Likely	Sewer/water tap-in & connection fees Water / sewer authority	New 7 unit(s) or connections: tap and capacity fees can run thousands per unit (authority tariff table loading).	—
Likely	Stormwater management plan Water & sewer authority / municipality	New roof and paving add impervious area (threshold pending).	—
Likely	Street opening permit DOMI	Vacant lot: new water/sewer connections are usually dug in the street.	—
Possible	Grading / earth disturbance permit PLI / municipality	Depends on cut/fill volume (threshold pending).	—
Possible	Sewage planning (new connections/lots) Municipality / sewer authority; PA DEP	New units or lots add sewer load; confirm the local planning rule.	PA Sewage Facilities Act (Act 537), 35 P.S. §750.1 et seq.
Ask	Curb cut / driveway permit DOMI	Will you add or change a driveway?	—

Status	Item	Why	Rule
Required	Builder's risk insurance Insurer	Construction in progress.	—
Required	Contractor licensing / registration City; PA Attorney General (HICPA)	City contractor license plus state home-improvement registration for residential work.	Home Improvement Consumer Protection Act, 73 P.S. §517.1 et seq.
Required	Dumpster (container count) Hauler	Debris removal.	—
Likely	Portable toilet / site facilities Vendor	Crews on site.	—
Possible	Dumpster / container permit in street DOMI	Depends on staging space once the building footprint is placed.	—
Possible	Sidewalk repair / replacement DOMI / owner	Depends on sidewalk condition at inspection.	—
Possible	Tree removal / street tree permit City forestry	No City street trees mapped within 15 m (inventory may be incomplete).	—
Ask	Neighbor / party wall agreement Owner & neighbor (attorney)	Is it a rowhouse or does work touch a shared wall?	—
Ask	Road / lane / sidewalk closure permit DOMI	Will work, deliveries, or containers block the street or sidewalk?	—

Status	Item	Why	Rule
Required	Certificate of Occupancy PLI / municipality	New units or change of use.	—
Required	Property tax jump after construction Allegheny County Office of Property Assessments	New construction is reassessed the year after completion (a prorated interim bill is possible). Today: 26.35 mills × $103,900 assessed = about $2,738/yr. Every $100,000 of added assessed value adds about $2,635/yr.	—
Likely	As-built survey Surveyor	New construction.	—

Address (block)	Sale date	Price	Living area	$ / sq ft	Distance
6600 block of Reynolds St	2024-11-13	$445,000	2,121	$210	0.05 mi
6700 block of Reynolds St	2022-08-31	$505,000	1,675	$301	0.06 mi
6700 block of Reynolds St	2025-04-13	$590,000	1,675	$352	0.06 mi
200 block of Elysian St	2026-05-22	$505,000	2,166	$233	0.09 mi
1000 block of Lyndhurst Dr	2025-06-10	$1,096,544	2,623	$418	0.10 mi
6600 block of Selwyn St	2023-10-27	$438,000	1,708	$256	0.10 mi
300 block of Elysian St	2021-10-08	$441,000	2,491	$177	0.10 mi
300 block of Elysian St	2023-12-07	$740,000	2,397	$309	0.11 mi
6700 block of Reynolds St	2025-06-27	$685,000	2,728	$251	0.11 mi
100 block of Hastings St	2026-06-04	$775,000	2,025	$383	0.11 mi
6700 block of Reynolds St	2024-07-10	$605,000	1,368	$442	0.13 mi
200 block of Hastings St	2023-06-07	$670,000	2,101	$319	0.14 mi
300 block of Elysian St	2023-04-28	$464,900	2,152	$216	0.14 mi
300 block of Hastings St	2026-05-11	$398,888	1,288	$310	0.15 mi
200 block of Conover Rd	2023-06-16	$660,000	1,800	$367	0.16 mi

Home	Likely	Range	Basis	HUD FMR
1 bedroom	$1,250	$1,150–$1,400	RentCast market statistics for ZIP 15206, retrieved 2026-09-27^[35]	$1,380
2 bedrooms	$1,500	$1,350–$1,650	RentCast market statistics for ZIP 15206, retrieved 2026-09-27^[35]	$1,670
3 bedrooms	$2,500	$2,250–$2,750	RentCast market statistics for ZIP 15206, retrieved 2026-09-27^[35]	$2,140

Home	Finished sq ft (approx.)	Bedrooms	Parking	Price (low–high)	Projected price	Closes (month after completion)
1	1,142	2	0	$320,000–$355,000	$325,000	3
2	1,142	2	0	$320,000–$355,000	$325,000	5
3	1,142	2	0	$320,000–$355,000	$325,000	7
4	1,142	2	0	$320,000–$355,000	$325,000	9
5	1,142	2	0	$320,000–$355,000	$325,000	11
6	1,142	2	0	$320,000–$355,000	$325,000	13
7	1,142	2	0	$320,000–$355,000	$325,000	15
Gross sellout				$2,240,000–$2,485,000	$2,275,000	15

Measure	How it is figured	Result
Rent if every unit is leased, yearly (GPR)	Σ units × monthly rent × 12	$180,600
Rent you won't collect (vacancy and credit loss)	GPR × vacancy share	$9,030
Realistic yearly income (EGI)	GPR − vacancy and credit loss + other income	$171,570
Property taxes, yearly	assessed value × total millage ÷ 1,000	$31,124
Insurance, yearly (incl. flood and mine subsidence)	property insurance + flood insurance + mine subsidence insurance	$8,400
Property management fee, yearly	management share × effective gross income	$13,726
Yearly operating costs (OPEX)	taxes + insurance + maintenance + management + owner utilities + replacement reserves + vacancy reserve	$62,349
Income after running costs (NOI)	EGI − OPEX	$109,221

Measure	How it is figured	Result
Gross sales revenue	Σ units × sale price	$2,275,000
Selling costs	gross sales × selling-cost share	$56,875
Total development cost (TDC)	land + hard + soft + financing + contingency	$2,032,739
Profit	gross sales − selling costs − TDC	$185,386
Profit as a share of cost (profit margin)	profit ÷ TDC	9.1%
Loan as a share of total cost (LTC)	loan ÷ TDC	76.6%
Cash the developer puts in (equity required)	TDC − loan − grants and subsidy	$475,693
Return per year on your cash (levered IRR)	monthly rate where NPV = 0 (Newton, bisection fallback), annualized: (1 + monthly)^12 − 1	20.7%
Total cash back ÷ cash in (equity multiple)	sum of positive cash flows ÷ sum of negative cash flows	1.39×

Measure	How it is figured	Result
Return on what you spent (yield on cost, YOC)	NOI ÷ TDC	5.4%
Profit margin in yield terms (development spread)	yield on cost − market cap rate	Needs market cap rate
Value once leased (stabilized value)	NOI ÷ market cap rate	Needs market cap rate
Permanent loan	loan amount (entered) OR loan-to-value × stabilized value	Needs permanent loan amount (or permanent loan loan-to-value); market cap rate
Can the income pay the loan? (DSCR)	NOI ÷ annual debt service	Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+1 more)
Yearly cash profit ÷ cash invested (cash-on-cash return)	(NOI − annual debt service) ÷ equity	Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+1 more)
Return per year, no loan (unlevered IRR)	monthly rate where NPV = 0 (Newton, bisection fallback), annualized: (1 + monthly)^12 − 1	Needs annual net operating income growth; hold years; exit cap rate (+1 more)
Return per year on your cash (levered IRR)	monthly rate where NPV = 0 (Newton, bisection fallback), annualized: (1 + monthly)^12 − 1	Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+6 more)
Today's value of your cash (levered NPV)	Σ monthly cash flow ÷ (1 + monthly rate)^month, monthly rate = (1 + annual discount rate)^(1/12) − 1	Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+7 more)
Years until your cash comes back (payback period)	first month cumulative cash flow ≥ 0, ÷ 12	Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+6 more)
Total cash back ÷ cash in (equity multiple)	sum of positive cash flows ÷ sum of negative cash flows	Needs permanent loan amount (or permanent loan loan-to-value); market cap rate; annual rate (+6 more)

Rental: income after running costs (NOI), without → with	$109,600 → $137,887
Rental: yield on cost, without → with	5.4% → 6.8%

Tier	What it means	Range	Default	Published retail (cross-check)
Basic / builder-grade	Stock plans, builder-grade finishes	$150–$170	$160	$178–$200
Standard infill (used)	Clean modern finishes, efficient plan (default)	$165–$210	$190	$200–$250
Mid-range	Upgraded finishes, some custom millwork	$210–$270	$240	$250–$325
High-end	Architect-designed, premium materials	$270–$375	$320	$325–$450
Custom / luxury	Fully bespoke; the top of the range is open-ended	$375–$470+	$420	$450–$565+

Policy change	Score change	Homes change	Note
Minimum lot size removed	0	+5
Parking minimum removed	0	+2
Attached housing by right	0	0
Contextual front setback applied	0	0

6634 Reynolds St

Contents

How to read this study

1Summary in plain English

Studied exit: sell

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

2Project scenario

Other building types that fit

3Site analysis

3.1 Location and neighborhood

3.2 Lot size and shape

3.3 Terrain

3.4 Hazards

4Zoning and approvals

5Process and timeline

6Market analysis

Sales comparables

7Development budget

8Operations (if rented)

Property taxes

Taxes after construction

Rent roll and operating costs

9Financing and returns

Sources and uses

10Affordable scenario

Tax abatement scenario (illustrative)

11Sensitivity and scenarios

12Risks and mitigations

Red flags

Review required

Zoning permission

Data gaps

13Conclusion and next steps

What must be true for this to work

First three actions

14Limiting conditions

What the analysis assumes

What was not inspected

Out of scope

Data vintages

ASources and data dates

BMethods and formulas

Site and data methods

Site-fit solver (QuickFit)

Finance formulas

CAssumptions used

DEase Score breakdown

ELimitations

What this study is and is not

Who this helps and who it could hurt

What the tool can get wrong

Data gaps for this parcel

FGlossary

1Summary in plain English

6634 Reynolds St

Contents

How to read this study

1Summary in plain English

Studied exit: sell

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

2Project scenario

Other building types that fit

3Site analysis

3.1 Location and neighborhood

3.2 Lot size and shape

3.3 Terrain

3.4 Hazards

4Zoning and approvals

5Process and timeline

6Market analysis

Sales comparables

7Development budget

8Operations (if rented)

Property taxes

Taxes after construction

Rent roll and operating costs

9Financing and returns

Sources and uses

10Affordable scenario

Tax abatement scenario (illustrative)