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Buying Here: Penn Hills
Saturday, October 24, 2009

At first glance, this five-bedroom, 4 1/2-bath house tucked away on nearly 11 acres in Penn Hills looks like just another modern-day home. Walk inside and you'll feel like you've stepped back in time.

The two-story house at 12430 Frankstown Road (MLS No. 788773) is constructed around a log cabin built in 1775 for the family of Rudolph Stotler, who emigrated from Wurttemberg, Germany in search of religious freedom. Although the home boasts several updates, it maintains its historic charm through original floorboards, fireplaces and beamed ceilings. It's listed for $500,000 with Stephen Solomon of Howard Hanna Real Estate Services (412-849-6176; www.howardhanna.com).

In 1790, the Stotlers married a two-story addition to the two-story cabin to make more space for their 16 children. Other owners added several stone additions in 1946. When Burt and Barbara Kuhn purchased the house, they put their own touches on it without disturbing its history.

"He has gone to great pains to keep that house as correct to the time period as he could," Mr. Solomon said.


Penn Hills
At a glance
  • Web site: www.pennhills.org
  • Size: 19.17 square miles
  • Population: 46,809 (2000 Census)
  • School district: Penn Hills; www.phsd.k12.pa.us
  • Average SAT scores: Verbal, 472; Math, 468; Writing, 442 (Penn Hills High School)
  • Taxes for a house assessed at $100,000: $3,410
    Municipality: $460 (4.60 mills)
    School: $2,481 (24.81 mills)
    County: $469 (4.69 mills)
  • Wage tax: 1 percent, split between the borough and the school district
  • Fun facts: Penn Hills, which traces its history back to the late 1700s, is named for its tree-covered hills. In 1976, it became a home rule municipality.

In 2005, Mr. Kuhn added a self-contained in-law suite featuring a large carpeted room, walk-in closet, pot belly stove and full bath. The main level also includes another full bath and a powder room with exposed log walls. Another pot belly stove, which Mr. Kuhn purchased at a flea market in North Park, is installed in the 20-by-19-foot family room.

The 20-by-22-foot dining room, added during the 1790 renovation, features the original two-sided stone fireplace and beamed ceilings. The 13-by-12-foot den served as the living room in the 1775 cabin and also includes a stone fireplace.

Most of the stone fireplaces are functional, and the Kuhns use them often for heating.

"When you live on 10 acres, you have all the wood in the world that you need," Mr. Kuhn said.

To cool the house, Mr. Kuhn added three air-conditioning units: one in the basement, one in the attic and one near the in-law suite. Each controls the temperature in a specific area of the house.

One of the more modern rooms in the house is the 37-by-17-foot living room. Mr. Kuhn added recessed lighting, but sunlight is also plentiful since there are windows on three of the walls.

The 20-by-9-foot kitchen also has a modern feel with its granite countertops and center island. Four year ago, Mr. Kuhn installed new stainless-steel appliances, which come with transferable warranties.

The upstairs also blends old with new. Two of its five bedrooms are in the 1790 addition. A third bedroom dates back to 1775. The older bedrooms' exposed log walls and original floorboards bring thoughts of Abraham Lincoln and candlelight to mind, says Mr. Kuhn.

The 18-by-14-foot master bedroom features a large closet and a full bath. A second full bath is equipped with a jetted tub.

The attic can be accessed by pull-down stairs in the hallway leading to the master bedroom. A cedar closet in the unfinished basement offers additional storage space.

Outside, a two-story carriage house serves as a detached two-car garage and includes an upstairs loft that Mr. Kuhn says would be perfect for storage or an art studio. In 2007, he built a two-story barn on the stone foundation of the original barn for extra storage.

Other outdoor amenities are a pond, heated swimming pool and deck that spans the back of the house. Mr. Kuhn also had the roof replaced, the house painted and the older logs and boards sealed, caulked and nailed as needed.

Although the home has a country feel, Downtown is only 15 minutes away. A number of restaurants, shops and schools are within a few miles of the house.

Mr. Kuhn purchased the house for $121,000 in 2004. The assessed market value is $159,600 (www2.county.allegheny.pa.us/RealEstate/Default.aspx). Since 2007, 25 properties have sold on Frankstown Road for prices ranging from $10,745 in June 2008 to $3.5 million in August 2008 (www.realstats.net).


SALES SNAPSHOT

CHALFANT

2008 2009
SALES 18 8
MEDIAN PRICE $60,000 $40,000
HIGHEST PRICE $142,900 $124,900


CHURCHILL

2008 2009
SALES 49 47
MEDIAN PRICE $139,900 $130,000
HIGHEST PRICE $264,750 $680,000


FOREST HILLS

2008 2009
SALES 106 87
MEDIAN PRICE $95,500 $107,000
HIGHEST PRICE $266,000 $310,000


MONROEVILLE

2008 2009
SALES 363 309
MEDIAN PRICE $117,500 $122,000
HIGHEST PRICE $563,886 $640,000


OAKMONT

2008 2009
SALES 91 86
MEDIAN PRICE $134,000 $119,900
HIGHEST PRICE $550,000 $400,000


PENN HILLS

2008 2009
SALES 651 645
MEDIAN PRICE $68,900 $67,000
HIGHEST PRICE $473,000 $290,000


PITCAIRN

2008 2009
SALES 62 36
MEDIAN PRICE $45,000 $28,000
HIGHEST PRICE $108,500 $89,900


PLUM

2008 2009
SALES 277 268
MEDIAN PRICE $127,900 $129,900
HIGHEST PRICE $405,140 $380,000


VERONA

2008 2009
SALES 35 21
MEDIAN PRICE $67,000 $64,000
HIGHEST PRICE $650,000 $126,440


WILKINS

2008 2009
SALES 83 83
MEDIAN PRICE $72,000 $71,500
HIGHEST PRICE $299,500 $269,000


WILKINSBURG

2008 2009
SALES 229 177
MEDIAN PRICE $23,000 $35,000
HIGHEST PRICE $470,000 $270,000

Sara Bauknecht can be reached at 412-263-3858 or sbauknecht@post-gazette.com
Doug Oster writes a blog, "Growing With Doug," exclusively at PG+, a members-only web site of the Pittsburgh Post-Gazette. Our introduction to PG+ gives you all the details.
First published on October 24, 2009 at 12:00 am
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