577 Linden Way · Donora, PA 15033

$22,900

2 bd · 1.0 ba · 1,124 sqft · SingleFamily · 15 Days on market

Built 1900 Fair condition 871 sqft lot ↓ 18% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

2 bedroom, 1 bath, 2 story aluminum sided. Large living room and kitchen. First floor laundry. Upstairs there are 2 bedrooms and a full bath with shower.

Key facts

• First floor laundry
• Large living room
• On street parking

Tags

• LARGE LIVING ROOM
• SUNNY KITCHEN
• FIRST FLOOR LAUNDRY
• WALK-UP ATTIC
• ON STREET PARKING

Property features AI

Finance

• HOA & community: Access to public transportation

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Aluminum siding; Composition roof
• Exterior features: 22 x 37 lot dimensions

Interior

• Kitchen: Main-level kitchen (13x8)
• Bedrooms: Two upper-level bedrooms (14x11 and 13x13)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Carpet and laminate flooring; Full basement
• Laundry & utility: Main-level laundry room (8x6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $23k).
• Recommended offer: $23k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,198 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, amenities F.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($158 loan paydown + $1k appreciation (5.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,556 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.36% ✓
• Cap rate: 39.30%
• Cash-on-cash: 117.87%
• DSCR: 6.24
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $68,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Cherry Way	0.33mi	2/1.0	1,092 (-3%)	8mo	$66,250	$61	74
329 3rd St	0.21mi	2/1.0	1,211 (+8%)	9mo	$8,500	$7	69
801 9th St	0.60mi	2/1.5	1,106 (-2%)	3mo	$139,900	$126	65
403 8th St	0.19mi	3/1.0 (+1)	1,092 (-3%)	21mo	$40,000	$37	64
400 Waddell Ave	0.44mi	2/1.0	1,120 (-0%)	21mo	$89,000	$79	61
85 Castner Ave	0.48mi	2/1.5	1,163 (+4%)	15mo	$8,700	$7	57
832 Walnut St	0.60mi	3/2.0 (+1)	1,107 (-2%)	9mo	$162,000	$146	53
156 Grandview Ave	0.55mi	3/1.5 (+1)	1,188 (+6%)	6mo	$120,000	$101	53
401 Short St	0.21mi	3/2.0 (+1)	1,264 (+12%)	10mo	$19,900	$16	52
37 Watkins Ave	0.48mi	3/2.0 (+1)	1,176 (+5%)	23mo	$57,000	$48	42
506 10th St	0.41mi	3/1.0 (+1)	1,260 (+12%)	17mo	$29,000	$23	41
717 Weaver Ave	0.66mi	3/2.5 (+1)	1,260 (+12%)	17mo	$203,000	$161	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.54×
• Total profit: $41,941
• Equity at exit: $13,018

10-year hold

• IRR: —
• Equity multiple: 15.85×
• Total profit: $95,246
• Equity at exit: $22,500

Cash invested: $6,412 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15033

• Home prices YoY: 4.8%
• Active inventory: 21
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$29 /mo · $344/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $574

Break-even live

Break-even rent $271

Max offer price $22,900

Occupancy floor 37%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Kenric Ave Apt 2 Donora, PA	1.0	1.0	700	$965	$1.38	2d	1	0.33mi
404 1st St Unit 404 Donora, PA	2.0	1.0	900	$1,150	$1.28	2d	1	0.39mi
641 3rd St Donora, PA	2.0	1.5	950	$1,000	$1.05	44d	1	0.44mi

Listing history 11 events

1. 2026-06-18
   days on market $22,900 Active 15 DOM
2. 2026-06-17
   days on market $22,900 Active 14 DOM
3. 2026-06-16
   days on market $22,900 Active 13 DOM
4. 2026-06-15
   days on market $22,900 Active 12 DOM
5. 2026-06-13
   days on market $22,900 Active 10 DOM
6. 2026-06-13
   days on market $22,900 Active 9 DOM
7. 2026-06-09
   days on market $22,900 Active 6 DOM
8. 2026-06-08
   days on market $22,900 Active 5 DOM
9. 2026-06-07
   days on market $22,900 Active 4 DOM
10. 2026-06-05
    remarks 215-char remark
11. 2026-06-05
    listed $22,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,971
• − Mortgage interest: −$1,283
• − Property taxes: −$344
• − Insurance: −$781
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$666
• Taxable income: $6,982
• Est. tax owed @ 24.0%: −$1,676
• After-tax cash flow: $5,216/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This two-story home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and landscaping.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Major bathroom sink — old and outdated
• Major exterior siding — exposed wires and siding wear
• Major landscaping — bare lot

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes kitchen
• Resale new bathroom sink and fixtures — updates bathroom
• Both new exterior siding and landscaping — enhances curb appeal and value
• Rental HVAC upgrade — improves tenant comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom sink · old and outdated	Major	$15,000–50,000
exterior siding · exposed wires and siding wear	Major	$15,000–50,000
landscaping · bare lot	Major	$15,000–50,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes kitchen ↑
• Resale new bathroom sink and fixtures — updates bathroom ↑
• Both new exterior siding and landscaping — enhances curb appeal and value ↑
• Rental HVAC upgrade — improves tenant comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Donora

• Score: 64/100
• State rank: #1198
• US rank: #14079

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donora, PA
• County: Washington County · 106,469 people
• City population: 4,572
• Metro: Pittsburgh, PA
• Population (ZIP): 4,572
• Household income: $39,921
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 363.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 5% Romanian 5% Subsaharan African 1%
• Foreign-born: 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.03%
• Current HPI: 110.5976
• Rent YoY: —
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-17.9% since first listed

3 events — show timeline

• 2026-06-01 Listed $22,900 West Penn MLS
• 2025-07-10 Price Changed $22,900 West Penn MLS
• 2025-02-18 Listed $27,900 West Penn MLS