413 Delaware St · Monessen, PA 15062

$80,000

4 bd · 1.5 ba · 1,922 sqft · Other public records · 148 Days on market

Built 1900 8,276 sqft lot $42/sqft · 39% above area Est $75k · 6% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• ARV discount +4.6/15.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Step inside this roomy home! Home has four bedrooms, an attic (which just needs heat ran too), a full bath and a toilet and shower in the basement. You will also find laundry in the basement. Views from the attic, you can see the whole neighborhood. This home sits on about approx . 19 acre lot. Hardwood floors you will find in most of the home. Has a back foyer, dining room, office, kitchen, living room and bonus room all on the main floor. Some cosmetics and heat repair needed.

Key facts

• Office
• Attic views
• Kitchen

Tags

• ATTIC VIEWS
• HARDWOOD FLOORS
• BACK FOYER
• DINING ROOM
• OFFICE
• KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $56k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $65k (18.8% below list).
• Recommended offer: $56k (29.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#1,310 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• Monessen City SD (suburban): math 17% / reading 35% proficiency, ranked #568 of 658 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,172 (29.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.23%
• DSCR: 0.68
• GRM: 10.3

CMA / ARV

• ARV (median comp): $75,125
• List price: $80,000
• Delta: 6.49%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.56×
• Total profit: $35,048
• Equity at exit: $72,070

10-year hold

• IRR: 17.7%
• Equity multiple: 5.92×
• Total profit: $110,102
• Equity at exit: $155,422

Cash invested: $22,400 (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 15062

• Home prices YoY: 24.2%
• Active inventory: 96
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$196 /mo · $2,346/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$136
• Net cashflow: $-135

Break-even live

Break-even rent $821

Max offer price $56,172

Occupancy floor —

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	1d	1	1.11mi

Listing history 30 events

1. 2026-06-18
   days on market $80,000 Active 148 DOM
2. 2026-06-17
   days on market $80,000 Active 147 DOM
3. 2026-06-16
   days on market $80,000 Active 146 DOM
4. 2026-06-15
   days on market $80,000 Active 145 DOM
5. 2026-06-13
   days on market $80,000 Active 143 DOM
6. 2026-06-12
   days on market $80,000 Active 142 DOM
7. 2026-06-09
   days on market $80,000 Active 139 DOM
8. 2026-06-08
   days on market $80,000 Active 138 DOM
9. 2026-06-08
   remarks 502-char remark
10. 2026-06-08
    pricedays on market $80,000 Active 137 DOM
11. 2026-06-05
    days on market $85,000 Active 135 DOM
12. 2026-06-04
    days on market $85,000 Active 133 DOM
13. 2026-06-02
    days on market $85,000 Active 132 DOM
14. 2026-06-01
    days on market $85,000 Active 131 DOM
15. 2026-05-31
    days on market $85,000 Active 130 DOM
16. 2026-05-02
    price $85,000 483-char remark

    Show marketing remark (483 chars)

    Step inside this roomy home! Home has four bedrooms, an attic (which just needs heat ran too), a full bath and a toilet and shower in the basement. You will also find laundry in the basement. Views from the attic, you can see the whole neighborhood. This home sits on about approx . 19 acre lot. Hardwood floors you will find in most of the home. Has a back foyer, dining room, office, kitchen, living room and bonus room all on the main floor. Some cosmetics and heat repair needed.

17. 2026-04-22
    price $90,000 483-char remark

    Show marketing remark (483 chars)

    Step inside this roomy home! Home has four bedrooms, an attic (which just needs heat ran too), a full bath and a toilet and shower in the basement. You will also find laundry in the basement. Views from the attic, you can see the whole neighborhood. This home sits on about approx . 19 acre lot. Hardwood floors you will find in most of the home. Has a back foyer, dining room, office, kitchen, living room and bonus room all on the main floor. Some cosmetics and heat repair needed.

18. 2026-04-15
    price $95,000 483-char remark

    Show marketing remark (483 chars)

    Step inside this roomy home! Home has four bedrooms, an attic (which just needs heat ran too), a full bath and a toilet and shower in the basement. You will also find laundry in the basement. Views from the attic, you can see the whole neighborhood. This home sits on about approx . 19 acre lot. Hardwood floors you will find in most of the home. Has a back foyer, dining room, office, kitchen, living room and bonus room all on the main floor. Some cosmetics and heat repair needed.

19. 2026-03-30
    price $100,000 483-char remark

    Show marketing remark (483 chars)

    Step inside this roomy home! Home has four bedrooms, an attic (which just needs heat ran too), a full bath and a toilet and shower in the basement. You will also find laundry in the basement. Views from the attic, you can see the whole neighborhood. This home sits on about approx . 19 acre lot. Hardwood floors you will find in most of the home. Has a back foyer, dining room, office, kitchen, living room and bonus room all on the main floor. Some cosmetics and heat repair needed.

20. 2026-02-06
    price $105,000 483-char remark

    Show marketing remark (483 chars)

    Step inside this roomy home! Home has four bedrooms, an attic (which just needs heat ran too), a full bath and a toilet and shower in the basement. You will also find laundry in the basement. Views from the attic, you can see the whole neighborhood. This home sits on about approx . 19 acre lot. Hardwood floors you will find in most of the home. Has a back foyer, dining room, office, kitchen, living room and bonus room all on the main floor. Some cosmetics and heat repair needed.

21. 2026-01-21
    listed $110,000 Active 483-char remark

    Show marketing remark (483 chars)

    Step inside this roomy home! Home has four bedrooms, an attic (which just needs heat ran too), a full bath and a toilet and shower in the basement. You will also find laundry in the basement. Views from the attic, you can see the whole neighborhood. This home sits on about approx . 19 acre lot. Hardwood floors you will find in most of the home. Has a back foyer, dining room, office, kitchen, living room and bonus room all on the main floor. Some cosmetics and heat repair needed.

22. 2024-11-11
    soldstatus $15,000 Closed 233-char remark

    Show marketing remark (233 chars)

    This home features Brick exterior, Composition roof, Wall to Wall Carpet and Vinyl floors, 1 fireplace, Gas heating, Window Air Conditioner cooling, 4 bedrooms, finished 3rd floor, 1 full bathroom, 1 partial bathroom, Electric Stove.

23. 2024-11-07
    status Pending 233-char remark

    Show marketing remark (233 chars)

    This home features Brick exterior, Composition roof, Wall to Wall Carpet and Vinyl floors, 1 fireplace, Gas heating, Window Air Conditioner cooling, 4 bedrooms, finished 3rd floor, 1 full bathroom, 1 partial bathroom, Electric Stove.

24. 2024-10-25
    price $19,997 233-char remark

    Show marketing remark (233 chars)

    This home features Brick exterior, Composition roof, Wall to Wall Carpet and Vinyl floors, 1 fireplace, Gas heating, Window Air Conditioner cooling, 4 bedrooms, finished 3rd floor, 1 full bathroom, 1 partial bathroom, Electric Stove.

25. 2024-10-22
    listed $24,997 Active 233-char remark

    Show marketing remark (233 chars)

    This home features Brick exterior, Composition roof, Wall to Wall Carpet and Vinyl floors, 1 fireplace, Gas heating, Window Air Conditioner cooling, 4 bedrooms, finished 3rd floor, 1 full bathroom, 1 partial bathroom, Electric Stove.

26. 2009-01-08
    soldstatus $48,000
27. 2008-12-30
    soldstatus $48,000
28. 2008-03-11
    listed $49,900
29. 1995-07-20
    soldstatus $34,000
30. 1995-01-02
    listed $37,500

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,346 · $196/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 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: $7,800
• − Mortgage interest: −$4,481
• − Property taxes: −$2,346
• − Insurance: −$400
• − Repairs & maintenance: −$624
• − Management: −$624
• − Depreciation: −$2,327
• Taxable loss: −$3,003
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $-898/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.

Schools (NCES district)

• District: Monessen City SD
• NCES district ID: 4215600
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $33,916
• Composite: 24.31/100
• National rank: #13120
• State rank: #568 of 658 in PA

Livability — Monessen

• Score: 62/100
• State rank: #1310
• US rank: #16095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monessen, PA
• Population (ZIP): 6,825

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 19% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 51.33%
• Current HPI: 263.7274
• Rent YoY: —
• Metro: —
• 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

+126.7% since first listed

15 events — show timeline

• 2026-05-02 Price Changed $85,000 BRIGHT MLS
• 2026-04-22 Price Changed $90,000 BRIGHT MLS
• 2026-04-15 Price Changed $95,000 BRIGHT MLS
• 2026-03-30 Price Changed $100,000 BRIGHT MLS
• 2026-02-06 Price Changed $105,000 BRIGHT MLS
• 2026-01-21 Listed $110,000 BRIGHT MLS
• 2024-11-11 Sold (MLS) $15,000 West Penn MLS
• 2024-11-07 Pending — West Penn MLS
• 2024-10-25 Price Changed $19,997 West Penn MLS
• 2024-10-22 Listed $24,997 West Penn MLS
• 2009-01-08 Sold (Public Records) $48,000 Public Records
• 2008-12-30 Sold (MLS) $48,000 West Penn MLS
• 2008-03-11 Listed $49,900 West Penn MLS
• 1995-07-20 Sold (MLS) $34,000 West Penn MLS
• 1995-01-02 Listed $37,500 West Penn MLS

Property tax history

+2.2%/yr

Latest (2026): $2,346 · -0.1% YoY. Source: county tax records.