719 Armandale St

Parcel ID 0023E00299000000View on the Allegheny County Real Estate portal (opens in a new tab; parcel ID copied for its search) ↗

Central Northside · Zoning LNC← New search

Illustrative 3D map, not a photo

Site layout · lot and setbacks

Some barriersEase Score · 3–4 units

No building fits the lot's size and setbacks.

New-home prices nearby: Strong11 sales, $271/sq ft

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

Lot size

703 sq ft

0.02 acre

Average slope

0% over 25%

Hazards

Combined sewer

in our data

Zoning

LNC

Pittsburgh

Existing building: Single family, built 1900, 896 sq ft, condition fair (County assessment)

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

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

Feasibility study

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

{ "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": 1, "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_Carnegie_Sht_3_PGH.pdf", "mine_map_url": "https://www.minemaps.psu.edu/?LocalSheetID=WPA_Carnegie_Sht_3_PGH", "mine_map_sheet": "WPA_Carnegie_Sht_3_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": "0023E00299000000", "slope": { "cells": 1, "source": "USGS 3DEP elevation", "mean_pct": 30.9, "steep_share": 1, "resolution_m": 10 }, "tract": { "name": "5651", "geoid": "42003565100", "acs_year": 2024, "population": 2995, "median_rent": 1193, "vacancy_rate": 16.95, "median_income": 68845, "rent_burden_30_pct": 55.44, "rent_burden_50_pct": 35.22 }, "zoning": { "code": "LNC", "type": "LOCAL NEIGHBORHOOD COMMERCIAL", "rules": { "notes": "Rear setback is 20 ft, or none when the lot abuts a way. Site Plan Review applies on lots of 2,400 sf or more (§922.04.A.1). In LNC the sustainable-development FAR/height bonus (up to +20%) needs a Planning Commission PDP (§915.04.E). Ch. 916 applies.", "max_far": 2, "citation": "§904.02.C site development standards table; §911.02 Use Table; §914.02.A", "two_unit": "P", "confidence": "confirmed", "multi_unit": "P", "three_unit": "P", "district_name": "Local Neighborhood Commercial", "max_height_ft": 45, "parking_per_unit": 1, "min_lot_area_sqft": 0, "max_height_stories": 3, "min_rear_setback_ft": 20, "min_side_setback_ft": 0, "max_lot_coverage_pct": 90, "min_front_setback_ft": 0, "single_unit_detached": "P", "contextual_front_setback": true, "min_lot_area_per_unit_sqft": null }, "source": "City of Pittsburgh Zoning Districts" }, "context": { "sources": "County municipal boundaries; City neighborhoods & street trees; City-owned properties; County tax liens", "municipality": "PITTSBURGH", "neighborhood": "Central Northside", "public_owner": null, "tax_delinquent": null, "delinquency_band": null, "street_trees_15m": 1 }, "hud_fmr": { "br0": 1040, "br1": 1120, "br2": 1350, "br3": 1730, "br4": 1860, "zip": "15212", "year": 2026, "level": "small area (ZIP)", "source": "HUD Fair Market Rents" }, "permits": { "recent": [ { "date": "2024-06-06", "type": "BUILDING", "work": "MINOR ALTERATION" } ], "count_5y": 1 }, "schools": { "district": "City of Pittsburgh", "pps_high": "North Side", "pps_middle": "KING PK-8", "district_match": true, "pps_elementary": "King PK-8", "district_assessment": "Pittsburgh", "near_district_line_m": null }, "transit": { "source": "Pittsburgh Regional Transit GTFS (weekday 7-9am)", "nearest_any_stop_m": 50, "frequent_stops_800m": 32, "nearest_frequent_stop_m": 50 }, "centroid": { "lat": 40.457857, "lon": -80.015502 }, "overlays": [ { "attrs": { "in_city": "Y", "authority": "PWSA/ALCOSAN", "sewershed": "A-48" }, "label": "A-48", "layer": "combined_sewer", "share": 1 }, { "attrs": { "code": "North Side Commercial Parking Area", "criteria": "North Side Commercial Parking Area" }, "label": "North Side Commercial Parking Area", "layer": "zoning_overlay_pgh", "share": 1 } ], "slope_1m": { "cells": 66, "source": "USGS 3DEP 1 m lidar DEM (PA_WesternPA_2019)", "max_pct": 12.8, "p95_pct": 12, "mean_pct": 7.2, "steep_25": false, "resolution_m": 1, "share_over_15": 0, "share_over_25": 0, "share_over_40": 0 }, "condemned": true, "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": "2026-09-26T21:32:19.644896+00:00" }, "assessment": { "use": "SINGLE FAMILY", "as_of": "2026-09-01", "class": "RESIDENTIAL", "source": "Allegheny County Property Assessments", "address": "719 ARMANDALE ST", "stories": 2, "fmv_land": 12300, "municode": "125", "abatement": false, "condition": "FAIR", "fmv_total": 25300, "homestead": null, "owner_type": "REGULAR-ETUX OR ET VIR", "year_built": 1900, "fmv_building": 13000, "municipality": "25th Ward - PITTSBURGH", "is_pittsburgh": true, "lot_area_sqft": 640, "last_sale_date": "2023-12-02", "last_sale_price": 25000, "living_area_sqft": 896 }, "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": 21, "flooding_311_5y_tract": 121, "tract_nfip_claims_10y": 0, "tract_nfip_median_premium": 442 }, "street_frontage": "street", "flood_1pct_share": 0, "lot_area_sqft_gis": 703, "tract_designations": { "dda": false, "qct": true, "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": 478, "landslides_within_300ft": 0, "red_bed_landslides_300ft": 0, "streams_or_wetlands_within_100ft": false }

Land price	$7,000range $3,000–$15,000	Allegheny County vacant-land sales — Vacant-land sales in Central Northside (14 sales, 2019-09 to 2025-02): median $9.33 per sq ft of lot × 703 sq ft = $6,559; range = middle half of the sales ($4.43–$21.25/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.
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 ($1,204)	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	not needed (disturbed area about 0 sq ft)range $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	88.33%	Assumption, edit me — survey $2,500 + builder's risk and liability 1.5% ($45) + title and closing 1.5% of land ($105)
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	2	Ease Score months to a permit
Months to build	10	Assumption, edit me (Incline Homes: 6–9 months standard, 9–12+ larger)
Property taxes while holding, monthly	$58	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	$271/SF	Allegheny County sales (valid new-construction comps) — Median of 11 new-construction sales within 2 mi (2023-12-13 to 2026-05-21)
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	$1,350	HUD Small Area Fair Market Rent FY2026, ZIP 15212 (benchmark, not listings) — 2-bedroom home: HUD Small Area Fair Market Rent FY2026, ZIP 15212 (benchmark, not listings)
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.

719 Armandale 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?

Red flags and review items, in full

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent

General buildability

Project questions

Design & engineering

Zoning

Permits

Construction

Closeout

Can you build here?

Does it pencil?

What's in the way?

What next?

Red flags and review items, in full

Time to a permit

Planning badge

What would unlock it

Sales comps

Rent evidence

Street precedent