Introduction

Investing in rental properties can be a lucrative endeavor, but success hinges on selecting the right property in the right location. A good rental property offers a balance of affordability, potential for appreciation, and tenant demand. The location significantly impacts these factors, influencing everything from rent prices to vacancy rates. Allegheny County, PA, offers diverse neighborhoods, each with unique characteristics and investment potentials. This guide will explore the best areas in Allegheny County, grading each on convenience, tourist attractions, things to do, average home prices, return on investment, proximity to work-related travel, and the 'x-factor' that makes them unique and desirable.

Best Neighborhoods and Areas in Allegheny County, PA

1. Downtown Pittsburgh

Grades:

• Convenience: A
• Tourist Attractions: A
• Things to Do: A+
• Average Home Prices: B
• Return on Investment: B+
• Proximity to Work-Related Travel: A+
• X-Factor: A

Convenience: Downtown Pittsburgh is the hub of business and commerce in the region, offering excellent public transportation, easy access to major highways, and a walkable environment with amenities such as grocery stores, restaurants, and entertainment options.

Tourist Attractions: The area is home to iconic attractions like Point State Park, the Cultural District, and the Andy Warhol Museum. These draw significant foot traffic, contributing to the demand for short-term and long-term rentals.

Things to Do: With a vibrant nightlife, theaters, sports venues like PNC Park and Heinz Field, and numerous festivals, there's always something happening. This variety attracts a diverse tenant pool, including young professionals and families.

Average Home Prices: Home prices in Downtown Pittsburgh are relatively high compared to other areas in the county but offer good value for the location. The average home price is around $350,000.

Return on Investment: While initial costs are higher, the potential for appreciation and high rental demand make Downtown Pittsburgh a solid investment. Rental yields are typically robust due to the constant influx of tenants.

Proximity to Work-Related Travel: Downtown is ideal for professionals working in the city, with many corporate headquarters, hospitals, and the David L. Lawrence Convention Center located nearby.

X-Factor: The unique blend of historic charm and modern amenities makes Downtown Pittsburgh a highly desirable place to live and invest in. The skyline views and riverfront access add to its appeal.

2. Shadyside

Grades:

• Convenience: A
• Tourist Attractions: B+
• Things to Do: A
• Average Home Prices: B+
• Return on Investment: A-
• Proximity to Work-Related Travel: A
• X-Factor: A

Convenience: Shadyside boasts a blend of residential comfort and urban convenience, with easy access to public transportation, shopping districts, and quality schools. The neighborhood is very walkable and bike-friendly.

Tourist Attractions: While not as tourist-heavy as Downtown, Shadyside has attractions like the Pittsburgh Center for the Arts and Mellon Park, which add to its charm.

Things to Do: The area is known for its boutique shopping, diverse dining options, and vibrant nightlife. Walnut Street is a popular destination for both residents and visitors.

Average Home Prices: Home prices are moderately high, with an average around $400,000, reflecting the area's desirability and amenities.

Return on Investment: Shadyside offers strong rental demand, particularly among university students and healthcare professionals, due to its proximity to major universities and hospitals.

Proximity to Work-Related Travel: The neighborhood is close to several hospitals (UPMC Shadyside, Children's Hospital) and universities (Carnegie Mellon University, University of Pittsburgh), making it ideal for professionals and students.

X-Factor: Shadyside's combination of historic architecture, upscale shopping, and vibrant community events makes it a standout area for both living and investing.

3. Lawrenceville

Grades:

• Convenience: B+
• Tourist Attractions: B+
• Things to Do: A
• Average Home Prices: B
• Return on Investment: A
• Proximity to Work-Related Travel: B+
• X-Factor: A

Convenience: Lawrenceville offers a mix of residential and commercial spaces with good public transit options and access to major roads. It is an up-and-coming neighborhood known for its growth and development.

Tourist Attractions: Attractions include the Allegheny Cemetery and numerous art galleries, which contribute to its artistic and cultural vibe.

Things to Do: The neighborhood is famous for its eclectic mix of restaurants, bars, and shops. The Butler Street commercial district is a central hub of activity.

Average Home Prices: Lawrenceville is more affordable than Downtown and Shadyside, with average home prices around $300,000, making it attractive for first-time investors.

Return on Investment: The neighborhood's rapid gentrification has led to significant appreciation in property values and high rental demand, ensuring good returns.

Proximity to Work-Related Travel: Its proximity to Downtown Pittsburgh and the Strip District makes it convenient for professionals working in those areas.

X-Factor: Lawrenceville's transformation from an industrial area to a trendy, vibrant community with a strong arts and culture scene makes it a unique and desirable location.

4. Squirrel Hill

Grades:

• Convenience: A
• Tourist Attractions: B
• Things to Do: B+
• Average Home Prices: B+
• Return on Investment: B+
• Proximity to Work-Related Travel: A
• X-Factor: A

Convenience: Squirrel Hill is known for its excellent public schools, parks, and a wide range of shops and restaurants. It’s highly walkable with good public transportation options.

Tourist Attractions: While it has fewer tourist attractions, its proximity to Schenley Park and the Phipps Conservatory provides ample green space and leisure activities.

Things to Do: The neighborhood offers a mix of cultural eateries, boutique shops, and community events, catering to a diverse population.

Average Home Prices: Home prices average around $450,000, reflecting its desirability, excellent schools, and community amenities.

Return on Investment: Strong rental demand from families and students attending nearby universities ensures a stable investment with good potential for appreciation.

Proximity to Work-Related Travel: Close to universities (University of Pittsburgh, Carnegie Mellon) and hospitals (UPMC), it’s convenient for both students and professionals.

X-Factor: Squirrel Hill's strong sense of community, excellent schools, and diverse cultural offerings make it an appealing place to live and invest.

5. Mount Lebanon

Grades:

• Convenience: A
• Tourist Attractions: B
• Things to Do: B+
• Average Home Prices: B
• Return on Investment: B
• Proximity to Work-Related Travel: B+
• X-Factor: A-

Convenience: Mount Lebanon offers suburban living with urban conveniences. Excellent schools, parks, and public transportation options make it highly livable.

Tourist Attractions: While it’s more residential, nearby attractions include South Hills Village and the Galleria, offering shopping and dining options.

Things to Do: The area has a strong community vibe with local shops, restaurants, and recreational activities. The Mount Lebanon Ice Center is a popular spot.

Average Home Prices: Homes are moderately priced, with an average of around $375,000, offering good value for a suburban area with excellent amenities.

Return on Investment: Consistent demand for rentals, particularly among families and professionals, ensures steady returns. Property values appreciate steadily due to the area's desirability.

Proximity to Work-Related Travel: It’s a short commute to Downtown Pittsburgh and offers good public transport options, making it convenient for professionals.

X-Factor: Mount Lebanon’s blend of suburban tranquility, top-notch schools, and strong community spirit makes it a highly attractive investment location.

Conclusion

Allegheny County, PA, offers diverse neighborhoods each with unique investment potentials. Whether seeking high rental demand, strong appreciation potential, or a blend of both, investors can find promising opportunities in areas like Downtown Pittsburgh, Shadyside, Lawrenceville, Squirrel Hill, and Mount Lebanon. By understanding the strengths and unique characteristics of each neighborhood, investors can make informed decisions that maximize their returns and ensure long-term success in the rental property market.