LEET offers compelling opportunities for real estate investors seeking value in 2026. With a median listing price of $237,500 and Class A- (premium) designation, this municipality appeals to appreciation-focused investors seeking stable, high-value properties. Current market data shows an average cap rate of 5.7% at list price and projected flip ROI of -19.7% 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 8 single-family homes on the market.
Investment Highlights
-19.7% Projected Flip ROI (at list price)
Value-Focused 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.
Market Overview
The median listing price in LEET is $237,500, with properties ranging from $124,900 to $499,000. Recent sales data shows a median sale price of $299,000 with properties spending an average of 86 days on market. After-repair values (ARV) in this area average $282,455, providing clear targets for fix-and-flip investors. Rental properties in LEET command an average of $1,802 per month, supporting strong cash flow for buy-and-hold strategies.
LEET vs Wider Market
How LEET 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 | LEET | Allegheny County |
|---|---|---|
| 12-Month Market Activity - trailing 12 months through Jul 19, 2026 | ||
| Homes sold (last 12 months) | 19 | 8,872 |
| Median sold price | $299,000 | $274,900 |
| Median $/sqft (sold) | $169 | $186 |
| Median days on market | 57 | 65 |
| Cap rate (at sold price) | 6.1% | 5.8% |
| ARV | $371,401 | $262,284 |
| Rent (monthly) | $2,412 | $1,749 |
| Current Inventory NOW - active listings as of Jul 19, 2026 | ||
| Active listings (count) | 8 | 3,782 |
| Currently asking (median) | $237,500 | $225,000 |
| Projected flip ROI (active, at list) | -14.2% | -11.4% |
| Upcoming sheriff sales (count) | - | - |
| Demographics ACS - U.S. Census ACS 2024 | ||
| Median household income | $85,159 | $75,245 |
| Renter % | 26.0% | 33.5% |
| Vacancy rate | - | 5.0% |
| Poverty rate | 4.5% | 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 8
There are currently 8 single-family investment properties available in LEET. Prices start at $124,900 with a median of $237,500.
View All ListingsWhy Invest in LEET?
Neighborhood Profile: As a Class A- (premium) area, LEET attracts appreciation-focused investors seeking stable, high-value properties. Understanding the neighborhood class helps investors align their strategy with the local market dynamics.
Rent-to-Price Ratio: With average rents of $1,802/month against a median price of $237,500, LEET shows a 9.11% gross rent multiplier, exceeding the 1% rule benchmark.
Ideal Investor Profile
LEET is best suited for investors prioritizing appreciation and stability over immediate cash flow. Properties here typically require less renovation and attract higher-quality tenants, making it ideal for passive investors or those building long-term wealth.
Analyze Properties in LEET
Use our free investment research tool to explore all available properties with detailed analysis, ARV estimates, and investment calculators.
View LEET PropertiesFrequently Asked Questions
Yes, LEET offers solid investment potential in 2026. With an average cap rate of 5.7% and 8 properties currently available, investors can find opportunities aligned with both fix-and-flip and buy-and-hold strategies.
The median listing price in LEET is $237,500. Prices range from $124,900 to $499,000, providing options for various investment budgets.
Rental properties in LEET average $1,802 per month. Combined with the median purchase price of $237,500, this supports a cap rate of approximately 5.7%.
LEET is best suited for investors prioritizing appreciation and stability over immediate cash flow. Properties here typically require less renovation and attract higher-quality tenants, making it ideal for passive investors or those building long-term wealth.
DealScanner-tracked active listings in LEET show an average cap rate of 5.7% computed at the seller's list price (not at a negotiated MAO). This is in line with the typical Pittsburgh market range of 5 to 7 percent for buy-and-hold rentals. The cap rate at a negotiated purchase price below list would be higher.
For fix-and-flip projects in LEET, DealScanner estimates an average rehab budget of $24,914. Combined with the median purchase of $237,500 and an average ARV of $282,455, this drives the projected ROI quoted above. Actual rehab cost varies by property condition, scope, and contractor selection.
LEET is a Class A- (premium) area on the DealScanner neighborhood-class scale (A through D). Class designation reflects property condition, tenant profile, rent stability, and appreciation potential. This makes LEET a fit for appreciation-focused investors seeking stable, high-value properties.
U.S. Census tract aggregates for LEET show a median household income of $85,159, a renter share of 26%. 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 LEET 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 LEET data hub linked on this page.