East Hills has emerged as one of the most attractive areas for real estate investors in Allegheny County in 2026. With a median listing price of $100,000 and Class D+ (value) designation, this neighborhood appeals to value investors seeking high-yield opportunities. Current market data shows an average cap rate of 8.8% at list price and projected flip ROI of 36.8% at list price for investment properties. Both metrics are computed against the seller's asking price - not against a negotiated Maximum Allowable Offer (MAO) - so they measure how aggressively listings are priced versus the 70% ARV - rehab benchmark. Investors currently have access to 7 single-family homes on the market.
Investment Highlights
8.8% Average Cap Rate (at list price)
Strong rental returns at the seller's asking price - cap rate at MAO would be higher
36.8% Projected Flip ROI (at list price)
Exceptional fix-and-flip potential at current asking prices. Negative values mean retail listings are typically priced above the 70% ARV - rehab MAO formula and require negotiation to hit a profitable flip.
Affordable Entry Point
Median price of $100,000 enables lower capital requirements
60% Renter Population
Strong tenant demand supports rental investments
Market Overview
The median listing price in East Hills is $100,000, with properties ranging from $45,000 to $138,000. Recent sales data shows a median sale price of $77,500 with properties spending an average of 176 days on market. After-repair values (ARV) in this area average $227,996, providing clear targets for fix-and-flip investors. Rental properties in East Hills command an average of $1,427 per month, supporting strong cash flow for buy-and-hold strategies.
East Hills vs Wider Market
How East Hills compares on the metrics that matter to investors. Headline price, DOM, cap (at sale), ARV, and rent use the trailing 12-month sold cohort because most areas have only a handful of homes for sale at any moment. Projected flip ROI uses active listings at list price (most closings are not flips). Current inventory counts and U.S. Census demographics are listed separately. Sheriff sale starting bids are listed separately and are not mixed into market price baselines.
| Metric | East Hills | Pittsburgh | Allegheny County |
|---|---|---|---|
| 12-Month Market Activity - trailing 12 months through Jul 19, 2026 | |||
| Homes sold (last 12 months) | 4 | 1,690 | 8,918 |
| Median sold price | - | $249,000 | $274,900 |
| Median $/sqft (sold) | - | $173 | $186 |
| Median days on market | - | 72 | 65 |
| Cap rate (at sold price) | - | 6.1% | 5.8% |
| ARV | - | $252,126 | $262,018 |
| Rent (monthly) | - | $1,730 | $1,746 |
| Fewer than 5 sales recorded in East Hills over the last 12 months - area-level statistics are suppressed. The Pittsburgh and Allegheny County columns remain authoritative. | |||
| Current Inventory NOW - active listings as of Jul 19, 2026 | |||
| Active listings (count) | 7 | 967 | 3,837 |
| Currently asking (median) | $100,000 | $210,000 | $225,000 |
| Projected flip ROI (active, at list) | 36.8% | -10.8% | -11.2% |
| Upcoming sheriff sales (count) | - | - | - |
| Demographics ACS - U.S. Census ACS 2024 | |||
| Median household income | $18,455 | $63,000 | $75,424 |
| Renter % | 59.6% | 45.8% | 33.4% |
| Vacancy rate | 19.0% | - | 5.0% |
| Poverty rate | 49.3% | 17.9% | 11.9% |
12-Month Market Activity: Closed sales in the trailing 365 days. Median sold price, $/sqft, days on market, modeled cap rate at recorded sale price, ARV, and rent use this cohort. Flip ROI is not shown here: most closings are not fix-and-flips. Pittsburgh and Allegheny County use the same window.
Cap rate (sold cohort): Unlevered cap at each sale's Final Price with estimated rent, 30% expense-ratio NOI, and modeled buying costs - not at MAO.
Projected flip ROI (active): From current MLS listings at list price (median when available). Not realized profit on past sales.
Current Inventory: Active listing counts, median ask, projected flip ROI at list, and sheriff sale counts as of the freshness date above.
Demographics: U.S. Census Bureau American Community Survey (ACS) 2024 5-year estimate, aggregated across census tracts.
Current Opportunities
Single-Family Homes for Sale 7
There are currently 7 single-family investment properties available in East Hills. Prices start at $45,000 with a median of $100,000.
View All ListingsWhy Invest in East Hills?
Neighborhood Profile: As a Class D+ (value) area, East Hills attracts value investors seeking high-yield opportunities. Understanding the neighborhood class helps investors align their strategy with the local market dynamics.
Rent-to-Price Ratio: With average rents of $1,427/month against a median price of $100,000, East Hills shows a 17.12% gross rent multiplier, exceeding the 1% rule benchmark.
Moderate Vacancy: With a 19.0% vacancy rate, investors should factor in potential turnover when calculating returns.
Ideal Investor Profile
East Hills presents value-add opportunities for experienced investors. Properties often require significant renovation but offer the highest potential returns for those with rehab expertise and strong property management systems.
Analyze Properties in East Hills
Use our free investment research tool to explore all available properties with detailed analysis, ARV estimates, and investment calculators.
View East Hills PropertiesFrequently Asked Questions
Yes, East Hills offers strong investment potential in 2026. With an average cap rate of 8.8% and 7 properties currently available, investors can find opportunities aligned with both fix-and-flip and buy-and-hold strategies.
The median listing price in East Hills is $100,000. Prices range from $45,000 to $138,000, providing options for various investment budgets.
Rental properties in East Hills average $1,427 per month. Combined with the median purchase price of $100,000, this supports a cap rate of approximately 8.8%.
East Hills presents value-add opportunities for experienced investors. Properties often require significant renovation but offer the highest potential returns for those with rehab expertise and strong property management systems.
DealScanner-tracked active listings in East Hills show an average cap rate of 8.8% computed at the seller's list price (not at a negotiated MAO). This is at the upper end of the typical Pittsburgh market range of 5 to 7 percent, indicating solid cash-flow opportunities. The cap rate at a negotiated purchase price below list would be higher.
For fix-and-flip projects in East Hills, DealScanner estimates an average rehab budget of $29,912. Combined with the median purchase of $100,000 and an average ARV of $227,996, this drives the projected ROI quoted above. Actual rehab cost varies by property condition, scope, and contractor selection.
East Hills is a Class D+ (value) area on the DealScanner neighborhood-class scale (A through D). Class designation reflects property condition, tenant profile, rent stability, and appreciation potential. This makes East Hills a fit for value investors seeking high-yield opportunities.
U.S. Census tract aggregates for East Hills show a median household income of $18,455, a renter share of 60%, a vacancy rate of 19.0%. These are factual signals, not forecasts - they help investors size up tenant pool, rent stability, and property-management overhead.
See the comparison table on this page for East Hills side-by-side with Pittsburgh and Allegheny County baselines on median price, price-per-sqft, average cap rate, average rent, and key census signals. Areas that beat both baselines on cap rate while staying in line on demographics typically offer the strongest risk-adjusted returns.
Active listings, sheriff sales, recent sales, and rent estimates are refreshed daily from MLS, county records, and public sources. Census signals are updated annually from the U.S. Census Bureau ACS 5-year estimates. For the most current view, see the live East Hills data hub linked on this page.